地政署Estate Officer
（SO）Past interview Questions for 201X招聘
1. How many Land Disposal 批 地
Methods?
There are THREE Land
In Hong Kong , the Government usually sells
land by public auction because it is
simple, transparent and perceived to be more competitive.
Government land identified as being
suitable for private development may
be sold by public auction or tender.
Land is also made available by private treaty grant at nominal land
premium to the Hong Kong Housing Authority for providing subsidised home
ownership flats, and to non-profit-making
educational, medical and charitable institutions for operating schools,
hospitals and social welfare and other community facilities.
香 港 特 別 行 政 區 的 土 地 全 屬 國 家 所 有 ， 由 特 區 政 府 負 責 批 出 和 管 理 。 適 合 私 營 機 構 發 展 的 政 府 土 地 ， 可 通 過 拍 賣 或 招 標 方 式 出 售 。 另 一 方 面 ， 政 府 會 收 取 象 徵 式 地 價 ， 以 私 人 協 約 方 式 把 土 地 批 予 香 港 房 屋 委 員 會 興 建 受 資 助 的 居 者 有 其 屋 計 劃 單 位 ， 以 及 批 予 非 牟 利 教 育 、 醫 療 及 慈 善 機 構 營 辦 學 校 、 醫 院 、 社 會 福 利 及 其 他 社 區 設 施 。 政 府 亦 以 折 讓 地 價 ， 批 地 予 香 港 房 屋 協 會 興 建 受 資 助 房 屋 ， 並 以 十 足 市 值 批 地 予 公 用 事 業 公 司 安 裝 設 備 和 進 行 其 他 有 關 發 展 。
2. What is class of site? (Refer to Question
117 )
According
to the Building (Planning) Regulations (B(P)R), the number of streets on which
a site abuts determines its classification (i.e. Class A, Class B or Class C),
which in turn determines the maximum plot ratio and site coverage permitted for
its development.
“class A site” (甲類地盤) means a site, not being a class
B site or class C site, that abuts on
one specified street not less than 4.5 m wide or on more than one such
street;
“class B site” (乙類地盤) means, subject to paragraph (2), a corner site that abuts on two specified streets neither of which is less than 4.5 m wide;
“class C site” (丙類地盤) means, subject to paragraph (2), a corner site that abuts on three specified streets none of which is less than 4.5 m wide.
(a) a corner site shall not be regarded as
abutting on 2 specified streets
unless at least 40 per cent of the
boundary of the site abuts on the streets; and
(b) a corner site shall not be regarded as abutting on 3 specified streets unless at least 60 per cent of the boundary of the site abuts on the streets.
3. What is density zoning?
According
to Chapter 2 of the Hong Kong Planning Standards and Guidelines (HKPSG), for
the purposes of residential development control, the territory is divided into
defined density zones. There are THREE main areas namely the Metropolitan Area
(or Metroplan Area都會區), New Towns 新市鎮 and Rural Areas鄉郊地區. Respectively,
each captioned area is divided into various Residential Density Zones (i.e.
Residential Zone 1 (R1); Residential Zone 2 (R2); Residential Zone 3 (R3) and
Residential Zone 4 (R4)).
4. What is Special Control Area特別發展管制區?
(See
above Figure 6.1) and
5.
What is the meaning of minimum cartilage?
嘉道理家族有關公司New Mercury
Corporation分別入紙重建加多利山兩個地段的物業，其中一地段為重建兩間半獨立屋，但新圖則被質疑不符合六六年的批地契約。New
Mercury早前提出訴訟，要求法院聲明它有權按新圖則發展，不過高院昨裁定New Mercury敗訴。
「園地」部分受爭議
涉案地段分別為九龍內地段7080號（嘉道理道107號）及7085號（嘉道理道55號），後者現為兩間半獨立屋，重建只是頂替現有兩屋。
今次爭議牽涉六六年批地契約關於「園地」（curtilage）的部分，該條款限定大宅連外圍花園面積不少於8,000平方呎，但地政總署質疑107號需一併計入隔鄰的地段，才足以符合上述「園地」面積要求；至於55號，署方認為應將兩間獨立屋各自計算，但每屋現時所屬的「園地」均不足8,000平方呎。
New Mercury認為無明文規定「園地」必須在同一地段內，另政府發出批地契約時，上址附近地段亦已發展同樣的兩間半獨立屋，所以等同政府已默許該處理。
法官昨否定New Mercury的說法，並指出批地其中一項特別條款已列明，大宅所在的「園地」及地盤應組成一分割地段；法官又指其他地段之前的狀況與如何詮釋地契條款根本無關，故判New
Mercury敗訴。
案件編號：HCMP1798/2011、HCMP1497/2012
The cartilage is a legal term which delineates the land immediately surrounding
a house or dwelling,
including any closely associated buildings and structures, but excluding any
associated "open fields beyond". It delineates the boundary within which a home owner can have
a reasonable expectation of privacy and
where "intimate home activities" take place.
Under common law,
which derives from English law, curtilage has been defined as "the open
space situated within a common enclosure belonging to a dwelling-house."[2]Black's Law Dictionary of 1891 defined
it as:
"The
enclosed space of ground and buildings immediately surrounding a dwelling-house.
In its most comprehensive and proper legal signification, it includes all that
space of ground and buildings thereon which is usually enclosed within
the general fence immediately surrounding a principal messuage and
outbuildings, and yard closely adjoining to a dwelling-house, but it may be
large enough for cattle to be levant and couchant therein."
6. What is the meaning of one detached or
semi-detached residence 獨立或半獨立式住所?
A detached
house is one that stands alone without being attached in any way to another
building.
A semi-detached
house, therefore, is one that only partly stands alone as it shares one
common wall with another house.
Houses that are joined to others on both
sides are called row houses or terraced
houses depending on which country or area they are in.
7. Give some business name in respect of
non-offensive trades 非厭惡性行業.
香港土地的用途受政府租契中的用途條文限制。早期的政府租契通常有一條非厭惡性行業條文(non offensive trade clause)，禁止土地的任何部份用作屠場、肥皂廠、糖廠、毛皮廠、酒廠、客 棧旅舍victualler or tavern-keeper、鐵匠.等厭惡性行業，當中甚至禁止食肆及酒店用途。
此類舊政府租契其實仍然相當普遍，地政總署已經提供了一個豁免非厭惡性行業條文的途徑。不過，需要業主們自己向地政總署提出申請。並且繳納行政費。
此類舊政府租契其實仍然相當普遍，地政總署已經提供了一個豁免非厭惡性行業條文的途徑。不過，需要業主們自己向地政總署提出申請。並且繳納行政費。
In old land leases in Hong Kong , there was a
very common clause restricting certain types of land uses, collectively known
as the offensive trades clause. The following is a typical offensive
trades clause found in old form of Government Lease:
‘And that the said Lessees
… shall not nor will during the continuance of this demise use exercise or
follow in … any trade or business of a
Brazier, Slaughterman, Soap-maker, Sugar-baker, Fellmonger, Melter of tallow,
Oilman, Butcher, Distiller, Victualler or Tavern-keeper, Blacksmith, Nightman,
Scavenger or any other noisy noisome or offensive trade or business
whatever without the previous licence of His said Majesty signified in writing
by the Governor …’
Do you know what are the
restrictions? What is Fellmonger, Tavern-keeper,
and Nightman?
For example, Wikipedia
defines a Fellmonger as someone who removes hair from animal hides in preparation for tanning. It is understandably an
offensive trade for its pollution.
8. What
is meaning of R(C)1?
Residential (Group C) 1 / 住 宅 （ 丙 類 ）1
「 住 宅 （ 丙 類 ） 」 地 帶 主 要 是 用 作 低 密 度 及 低 層 的 純 住 宅 發 展 ， 商 業 用 途 則 需 要 作 出 規 劃 申 請 。
9. Is the underground plant room count for SC
or PR calculation?
No.
According to B(P)R Regulation 23, “the Building
Authority may disregard
any floor space that he is satisfied is constructed or intended to be
used solely for parking motor vehicles, loading or unloading of motor vehicles,
or for refuse storage chambers, refuse storage and material recovery chambers,
material recovery chambers, refuse storage and material recovery rooms, refuse
chutes, refuse hopper rooms and other types of facilities provided to
facilitate the separation of refuse to the satisfaction of the Building
Authority, or for access facilities for telecommunications and broadcasting
services, or occupied solely by machinery or
equipment for any lift, air-conditioning or heating system or any similar
service.”
建築事務監督如信納任何樓面空間有以下情況，即可不計算該樓面空間的面積：該樓面空間是純粹為下述用途而建或擬純粹用於下述用途的，即停泊汽車、汽車上落客貨、或垃圾房、垃圾及物料回收房、物料回收房、垃圾及物料回收室、垃圾槽、垃圾漏斗室以及為方便分隔垃圾而提供並令建築事務監督滿意的其他類型的設施、或為電訊及廣播服務而設的接達設施；或該樓面空間是純粹由任何升降機、空調或暖氣系統或任何相類設施的機械或設備所佔用的。
13 & 17 & 18. What is your duty?
14.
Which channel do the public know the government is going to hold a land
auction?
From 1)
the Gazette, 2) Lands Department’s web-site, 3) government notes published in
Newspaper and so on.
15. What
is the time limit to process an amendment plan?
Under
Town Planning Ordinance (Cap.131) Section 12A, the time limit is 3 months.
Background
information:
任何人如欲對法定圖則 ( 下稱「圖則」 ) ，即分區計劃大 綱圖或發展審批地區圖，提出修訂，可根據條例第 12A 條，向城市規劃委員會 ( 下稱「城規會」 ) 遞交申請，要 求修訂圖則。
Any
person who wishes to propose amendments to a statutory plan (the Plan), i.e. an
Outline Zoning Plan or a Development Permission Area Plan, may submit an application
to the Town Planning Board (the Board)
for amendment of the plan under section 12A of the Ordinance.
城規會會在收到修訂圖則申 請後三個月內作出考慮。如
果城規會同意有關建議，將 會在正常圖則制訂程序中，
把擬議修訂收納在草圖內，向公眾展示。
The
application for amendment of the plan would be considered by the Board within 3 months of
receipt. If the Board agrees to the proposal, the proposed amendment will be
incorporated into a draft plan for exhibition in the normal plan-making
process.
22.
How do you lodge a face to face complaint by a tenant who has mental illness
and he is drunken at the same time? It is assumed that he does not carry any
weapon.
24.What
terms are contained in a Tenancy Agreement?
A lease or rental
agreement sets out the rules landlords and tenants agree to follow in their
rental relationship. It is a legal contract, as well as an immensely practical
document full of crucial business details, such as how long the tenant can
occupy the property and the amount of rent due each month. Whether the lease or
rental agreement is as short as one page or longer than five, typed or
handwritten, it needs to cover the basic terms of the tenancy.
Here are some of
the most important items to cover in your lease or rental agreement.
1. Names of all tenants. Every adult who lives in
the rental unit, including both members of a married or unmarried couple,
should be named as tenants and sign the lease or rental agreement. This makes
each tenant legally responsible for all terms, including the full amount of the
rent and the proper use of the property. This means that you can legally seek
the entire rent from any one of the tenants should the others skip out or be
unable to pay; and if one tenant violates an important term of the tenancy, you
can terminate the tenancy for all tenants on that lease or rental agreement.
2. Limits on occupancy. Your agreement should clearly specify that
the rental unit is the residence of only the tenants who have signed the lease
and their minor children. This guarantees your right to determine who lives in
your property -- ideally, people whom you have screened and approved -- and to
limit the number of occupants. The value of this clause is that it gives you
grounds to evict a tenant who moves in a friend or relative, or sublets the
unit, without your permission.
3. Term of the tenancy. Every rental document should state whether
it is a rental agreement or a fixed-term lease. Rental agreements usually run
from month-to-month and self-renew unless terminated by the landlord or tenant.
Leases, on the other hand, typically last a year. Your choice will depend on
how long you want the tenant to stay and how much flexibility you want in your
arrangement.
4. Rent. Your lease or rental agreement should specify the amount of rent, when it
is due (typically, the first of the month), and how it's to be paid, such as by
mail to your office. To avoid confusion and head off disputes with tenants,
spell out details such as:
·
acceptable payment methods (such as personal check only)
·
whether late fees will be due if rent is not paid on time, the amount of
the fee, and whether there's any grace period, and
·
any charges if a rent check bounces.
5. Deposits and fees. The use and return of security deposits is
a frequent source of friction between landlords and tenants. To avoid confusion
and legal hassles, your lease or rental agreement should be clear on:
·
the dollar amount of the security deposit (be sure you comply with any
state laws setting maximum amounts)
·
how you may use the deposit (for example, for damage repair) and how the
tenant may not use it (such as applying it to last month's rent)
·
when and how you will return the deposit and account for deductions after
the tenant moves out, and
·
any legal non-returnable fees, such as for cleaning or pets.
It's also a good
idea (and legally required in a few states and cities) to include details on
where the security deposit is being held and whether interest on the security
deposit will be paid to the tenant.
6. Repairs and maintenance. Your best defense against rent-withholding
hassles and other problems (especially over security deposits) is to clearly
set out your and the tenant's responsibilities for repair and maintenance in
your lease or rental agreement, including:
·
the tenant's responsibility to keep the rental premises clean and sanitary
and to pay for any damage caused by his or her abuse or neglect
·
a requirement that the tenant alert you to defective or dangerous
conditions in the rental property, with specific details on your procedures for
handling complaint and repair requests, and
·
restrictions on tenant repairs and alterations, such as adding a built-in
dishwasher, installing a burglar alarm system, or painting walls without your
permission.
7. Entry to rental property. To avoid tenant claims of illegal entry or
violation of privacy rights, your lease or rental agreement should clarify your
legal right of access to the property -- for example, to make repairs -- and
state how much advance notice you will provide the tenant before entering.
8. Restrictions on tenant illegal activity. To avoid trouble among
your tenants, prevent property damage, and limit your exposure to lawsuits from
residents and neighbors, you should include an explicit lease or rental
agreement clause prohibiting disruptive behavior, such as excessive noise, and
illegal activity, such as drug dealing.
9. Pets. If you do not allow pets, be sure your lease or rental agreement is clear
on the subject. If you do allow pets, you should identify any special
restrictions, such as a limit on the size or number of pets or a requirement
that the tenant will keep the yard free of all animal waste.
10. Other Restrictions. Be sure your lease or rental agreement
complies with all relevant laws including rent control ordinances, health and
safety codes, occupancy rules, and antidiscrimination laws. State laws are
especially key, setting security deposit limits, notice requirements for
entering rental property, tenants' rights to sublet or bring in additional
roommates, rules for changing or ending a tenancy, and specific disclosure
requirements such as past flooding in the rental unit.
Any other legal
restrictions, such as limits on the type of business a tenant may run from
home, should also be spelled out in the lease or rental agreement. Important
rules and regulations covering parking and use of common areas should be
specifically mentioned in the lease or rental agreement.
25.
Please define deposit and its functions.
Money
given in advance by the tenant to show his/her intention to perform the terms
in tenancy.
It
function is to secure the tenancy.
37. When is the Valuation Date for Resumption?
According
the Lands Resumption Ordinance (Cap 124) Section 10(2)(a) is the date of
resumption for land or building compensation.
From
common law, the Valuation Date for business / disturbance compensation is the
date that the business actually finished.
38. Which Ordinance will be used for resumption of private land?
B) Private land
(a) the Lands Resumption Ordinance, Cap
124;
(b) the Roads (Works, Use and Compensation)
Ordinance,
Cap 370;
(c) the Railways Ordinance, Cap 519; and
(d) the Water Pollution Control (Sewerage)
Regulation, Cap 358.
40. What is the difference between modification and technical modification?
(refer
to 56)
If a
lessee applies to modify the restrictive lease covenants and gets approval, he
must pay for any enhancement in the value of the lot deriving from the
modification in the form of a “premium”. The amount of premium will be the sum
equal to the difference between the “before” and “after” land values. (So call
Full Premium Modification)
In some
cases where the modification is considered “technical” and there is no
modification premium is chargeable and an administrative fee of a specified
amount is only to be charged.
Examples
of Technical Modification:
1)
Removal of an Offensive Trade Clause
2)
Removal of Rate of Range Clause.
3) to
permit construction of a swimming pool in lots restricted to garden use.
42. ODP and OZP
現 時 香 港 城 市 規 劃 制 度 中 ， 總 共 有 三 種 法 定 圖 則 ， 分 別 為 分
區 計 劃 大 綱 圖 (Outline Zoning Plan, OZP) 、 發 展 審 批 地 區 圖
(Development Permission Area Plan, DPA Plan) 以 及 市 區 重 建 局 發 展 計 劃 圖
(Development Scheme Plan, DSP) 。 政 府 透 過 這 些 法 定 圖 則 來 將 不 同 規 劃 區 內 的 土 地 劃 作 不 同 地 帶 。 每 一 個 規 劃 區 都 有 一 張 分 區 計 劃 大 綱 圖 。 為 加 強 對 新 界 農 地 的 管 制 ， 部 分 地 區 初 時 會 使 用 發 展 審 批 地 區 圖 來 作 出 管 制 ， 及 後 才 更 新 為 分 區 計 劃 大 綱 圖 。 發 展 審 批 地 區 圖 不 同 之 處 為 ， 如 該 規 劃 區 曾 受 發 展 審 批 地 區 圖 管 制 ， 政 府 可 根 據 城 市 規 劃 條 例 管 制 及 檢 控 違 例 發 展 。
市 區 重 建 局 發 展 計 劃 地 盤 則 會 由 市 區 重 建 局 發 展 計 劃 圖 所 涵 蓋 ， 功 能 大 致 上 和 分 區 計 劃 大 綱 圖 相 同 。
而 為 了 避 免 與 和 郊 野 公 園 有 關 的 法 例 出 現 雙 重 法 定 管 制 ， 法 定 圖 則 通 常 不 會 涵 蓋 郊 野 公 園 範 圍 。 現 時 香 港 共 有 接 近 六 十 個 規 劃 區 ， 涵 蓋 絕 大 部 分 已 發 展 的 地 方 ， 只 有 偏 遠 村 落 沒 有 法 定 圖 則 涵 蓋 。 部 分 地 區 如 沙 頭 角 市 及 梅 窩 市 中 心 則 以 分 區 發 展 大 綱 圖 (Outline Development Plan) 、 發 展 藍 圖
(Layout Plan) 以 及 地 契 作 出 規 劃 管 制 。
43. Valuation Methods (see Question 1 in the former notes)
49. The factors affect the property price.
Factors that can shift property
prices
星期三, 五月 9, 2012
People
always consider current property value whether they are selling or purchasing
properties. There are several factors that can shift property prices on both
ends i.e. high and low prices. Major factors that determine the value of any
kind of real estate include general condition, location and status of real
estate market. It has been observed that low interest and unemployment rate
make economy stable and property prices tend to be high. Since property prices
do not remain same forever that’s why it is good to assess property prices on
annual basis. Similarly, property prices drop when economy declines and
interest rate and unemployment are rising. In other words property prices are
inversely proportional to interest rate and unemployment rate. As we know that
property business in Dubai Dubai Dubai Dubai Dubai
Factors
that can shift property prices
We
are considering Dubai
§ Economic
Growth
§ Unemployment
§ Consumer
Confidence
§ Supply
and Demand
§ Location
§ Buyers
Perception
§ Building
Cost
§ Availability
of Funds
Economic
growth
If
you are considering a real estate market of country with healthy economy, you
will find that property prices in all sectors will be high. This is due to the
reason that in strong economy people are making more money and they are stable
financially. They can afford to buy properties. This directly affects on
property demand and raise property prices. While in a down economy surplus is
get developed in the market that reduces property prices.
Unemployment
Unemployment
creates uncertainty in consumer’s mind about their future. They show less
interest to buy properties that reduces demand and finally shift price towards
descending side. In contrast to that if more people are employed more and more
people become interested to buy properties. As a result property demand
increases while prices get high.
Consumer
Confidence
Consumer
confidence is also critical to determine property prices. In other words
financially strong consumers are more likely to purchase properties. This
factor is based on economic growth and availability of employment. Moreover,
healthy economy also drags investors to make huge investment in real estate
business.
Supply
and demand
Like
other business industries supply and demand plays an important role in price
determination. If more buyers show their interest in property purchase, the
prices will rise. Factors that are responsible to produce assets are
population, availability of land and availability of construction labor.
Location
Location
is the major factor for property price shift. If asset location allows easy
access to amenities like shopping centers, healthcare facilities and
entertainment places then the price will be shifted towards high end. Areas
with high crime rate and unexciting neighborhoods don’t attract buyers and investors
to do estate business. A bad location adversely affect property price to fell
down. If you take an example of real estate Dubai
Buyers
perception
Perception
is basically the opinion of buyers about any estate. Although it doesn’t has
real existence but it immensely impact real estate market. Buyers or investors
can develop a thought in their mind after observing market. If they find
neighborhood properties for sale with reduced prices they may think that estate
market is not good in this specific area and it is not the good time to buy
property in that area. Foreclosure properties have negative effect on property
prices of individual properties.
Building
cost
Building
cost is a real factor that directly increase or decrease property prices. If
prices of building material and supplies tend to be high builders add extra
cost to final property price. This results in high property prices.
Availability
of funds
Almost
every property buyer needs to borrow funds from lenders to purchase an asset.
If banks design flexible policies to give loan then more buyers will be able to
make a deal to purchase a property. In contrast if banks become stricter to
give loans, then few buyers will be able to make deals to purchase
a house or commercial
office building. If a property remains for long time in the same market, owners
have to reduce price to attract buyers. If more people get loans and funds to
purchase property, more buyers become enable to afford home. This creates
decrease in supply and allows owners to increase property price to earn good
profits.
Conclusion
These
are some major factors that can shift property prices in real estate market of
any city across the globe. If you are going to make real estate investment on
international level, studying and knowing these factors of that specific city
will help you to choose best place to make real estate investment.
51. What
is non-building area非建築用地?
Non-building
Area under Lease means the Government Lease restricted that no any building or
structure can be built within an specified area of development land / site.
52. What
is a limitation of building height of storeys under Building (Planning)
Regulations?
Allowing
for the thickness of
floors, the overall
height of storages in office
or domestic buildings will be not less than 2.9m.
Cap
123F reg 24 Height of storeys
(1) Every room used
or intended to be used for the purpose of an office or for habitation in any
building shall have a height of not less than 2.5 m measured from floorto ceiling:
(L.N. 406 of 1987)
Provided that there shall be not less than 2.3 m measured from the floor to the underside of any beam.
(2) In any such room having a sloping ceiling, the height shall be measured to the mean height of such ceiling above floor level:
Provided that no portion of any room shall have a height of less than 2 m.
(3) (Repealed L.N. 406 of 1987)
Provided that there shall be not less than 2.3 m measured from the floor to the underside of any beam.
(2) In any such room having a sloping ceiling, the height shall be measured to the mean height of such ceiling above floor level:
Provided that no portion of any room shall have a height of less than 2 m.
(3) (Repealed L.N. 406 of 1987)
第123F章 第24條 樓層高度
(1) 任何建築物內每個用作或擬用作辦公室或居住用途的房間，由樓面量度至天花板的高度須不少於2.5米： (1987年第406號法律公告)
但由樓面量度至任何梁的底面的高度須不少於2.3米。
(2) 任何該等房間如有斜面天花板，其高度須量度至該天花板在樓面水平之上的平均高度：
但任何房間任何部分的高度不得少於2米。
(3) (由1987年第406號法律公告廢除)
(2) 任何該等房間如有斜面天花板，其高度須量度至該天花板在樓面水平之上的平均高度：
但任何房間任何部分的高度不得少於2米。
(3) (由1987年第406號法律公告廢除)
56. What is empirical premium? Give examples.
Where
the enhancement cannot be assessed by normal valuation principles, an empirical
premium plus an administrative fee may be charged.
Examples:
1. to
permit construction of a swimming pool in a non-building area. (see question 51)
2. to
permit reduction of car-parking requirements in Zone 2 residential areas.
56.1. What is a technical modification? Give
examples.
(see
Question 40)
58. Who is the Director of Lands?
Ms Bernadette LINN 甯漢豪女士
Director of Lands地政總署署長
58.1. What is C of C？
A Certificate of Compliance is issued to the registered owners when all
the positive obligations imposed under the General and Special Conditions of
the land grant/sale documents have been complied with to the satisfaction of
the Director of Lands. Normally, any application received for the issue of the
Certificate could be processed in parallel with the processing of the issue of
the Occupation Permit by the Buildings Department, where applicable.
合約完成證明書(又稱「完工證」或「满意紙」)
(Certificate of Compliance)
當批地／賣地文件內一般及特別條款所訂明必須履行的責任(positive obligations) 已按照協議完成，分區地政處便會向土地承批人／買方發出「合約完成證明書」。一般來說，本署收到要求發出「合約完成證明書」的申請後，在適用情況下，其處理可與屋宇署處理發出「佔用許可證」(Occupation Permit) (又稱「入伙紙」) 同時進行。
(Certificate of Compliance)
當批地／賣地文件內一般及特別條款所訂明必須履行的責任(positive obligations) 已按照協議完成，分區地政處便會向土地承批人／買方發出「合約完成證明書」。一般來說，本署收到要求發出「合約完成證明書」的申請後，在適用情況下，其處理可與屋宇署處理發出「佔用許可證」(Occupation Permit) (又稱「入伙紙」) 同時進行。
59. What is Section 16 Application? (see Question 3 in the former notes)
60 &
67. What is a GDV? How many kinds of
Valuation Methods?
(see
Question 1 and 2 in the former notes)
61. What
is “positive covenants“
A
‘positive covenant’ 履行性契諾is a promise to do something
or to spend money. Common examples include a covenant:
· to build and maintain a fence
· to contribute to the maintenance of a
shared driveway, or
· to repair a shared roof
62 (see question 13)
66. What is Special Purpose Lease and what are
they?
According to NEW TERRITORIES
LEASES (EXTENSION) ORDINANCE (Cap.150),
Section 1 and 2 "lease for special purposes" in
subsection (1) is that the lease-
(a) contains a prohibition, expressed or intended by the
parties to enure for the full term of the lease, against the assignment of the
land that is the subject of the lease or of any interest therein; and
(b) contains no provision whereby the land that is the subject of the lease, and every interest therein, could be assigned by the lessee upon the occurrence of any event or contingency, or upon compliance with any condition,
(b) contains no provision whereby the land that is the subject of the lease, and every interest therein, could be assigned by the lessee upon the occurrence of any event or contingency, or upon compliance with any condition,
whether or not the express provisions of
the lease permit the land that is the subject of the lease, or any interest
therein, to be assigned with the consent of the lessor or any Government
authority, or to be charged, mortgaged or sublet.
特殊用途契約”定義中所提述的租約描述，即以下描述─
(a) 契約載有一項有關各方所示明或擬使其在整段契約年期內有效的禁止條款，禁止將作為契約標的之土地或其任何權益轉讓；及
(b) 契約所載條款，並無一條是令承租人在任何事件或任何或有事件發生時或在任何條件獲得遵守時，可將作為契約標的之土地及其每項權益轉讓，
(b) 契約所載條款，並無一條是令承租人在任何事件或任何或有事件發生時或在任何條件獲得遵守時，可將作為契約標的之土地及其每項權益轉讓，
70. (See 58.1)
71. What is the implication of c of c?
Upon the
compliance of all positive covenants, a Certificate of Compliance can be
obtained and the title documents (i.e. Conditions of Sale) are deemed to be leases under
the Conveyancing and Property Ordinance.
73. Other than Block License, can we issue
approval under an ordinance to road digging on government land?
(Section
C - 5 Excavation Permits)
1
Excavation Permits are issued for all cases involving the excavation of
unleased land and streets other than streets maintained by the Highways
Department and those streets maintained by the Civil Engineering Department
within the gazetted boundary of the
|
2 No permission for
excavation should be given when the land involved is :
|
i) within MTRC/KCRC
boundary,
|
ii) to be handed
over to the Project Manager as work sites,
|
iii) within a
|
3 An Excavation
Permit can be issued to any individual, contractor or company in addition to
the utility companies. However, no Excavation Permit is required to be issued
to Government Departments or Government contractors or sub-contractors.
|
4 Highways
Department is the relevant authority for the issue of Excavation Permits
involving the excavation of roads and pavements maintained by that
Department.
|
5 The Development
and Airport Division of the Civil Engineering Department is the relevant
authority for the issue of Excavation Permits involving the excavation of
roads and pavements within the gazetted boundary of the
|
87. How
to define ‘Post War’ and ‘Pre-war’ property?
Pre-war apartment buildings are those built before
World War II. They tend to be more
"charming" and have unique architectural details like detailed
moldings and fixtures, fireplaces, parquet floors, and separate rooms for
servant's quarters, dining rooms, and pantries.
Post-war
apartments are more modern, and the buildings often
include more amenities like gyms, pools, etc., but don't have the unique
details and "character" of pre-war developments.
94.
96.
99. Do you know the development control on building?
In Hong Kong, land development is
basically constrained (限制) by three types of development
control, namely planning controls
such as statutory control and non-statutory guidelines, outline zoning plans in
the urban areas and development permission areas in rural areas; building controls as stipulated by the
Building Ordinance and Building (Planning) Regulations; and the lease controls laid down specifically
for each individual piece of land sold.
105.
What is Non-Development-Clearance ?
(3) The squatter huts were located in non-development clearance areas. Non-development clearance areas
normally include areas which need to be cleared due to environmental
improvement or safety reasons.
寮屋位於非發展清拆地區…….非發展清拆地區一般包括因環境改善或安全因素而需清拆的地區。
106.
(See question 38)
107.
What is NTQ?
Notice
to Quit ------ (for tenancy)
110. and
111.
(see Question 18 in the former notes)
112. Which is the best method for temporary land disposal
and why?
Public tender.
Lower disposal costs incurred. The Government can examine in advance detailed
proposals for the proposed development.
113. Which is the best valuation method? What are
the advantages and disadvantages of each type of valuation method?
Comparison
method is the best valuation method in a mature property market.
(see
Question 1 in the former notes)
117. What is B(P)R 19 site? (Refer to Question 2 )
B(P)R 19 Regulation (3) The height of a
building or buildings on a site that is not a class A
site, class B site or class C site, and the maximum site coverage
and maximum plot ratio permitted in respect of such a building or buildings,
shall be determined by the Building Authority.
118. 非專用通道. Non-exclusive Right of Way
119.
What are the difference between Agreement and Assignment?
Agreement is a legally
binding contract that must be fully obeyed by the parties involved (i.e. the vendor and the purchaser).
An assignment is a document transferring the title (i.e. property ownership)
from the vendor to the purchaser. It will be signed on the completion day.
120. What are Clear Site Value and Existing Use
Value?
Clear
Site Value means the best development potential value of a site.
Existing
Use Value means the development value of its existing land use of a site.
124.
Where can you find the existing GFA?
From the
approved Building Plan.
130. See Question 70 and 71
134. See
Question 42
139. FSI Fire Service
Installation消防裝置
fire service installation or equipment
includes drencher system, dust detection system, dynamic smoke extraction
system, fire detection system, gas detection system, gas extraction system,
pressurization of staircase, static smoke extraction system and ventilation/air
conditioning control system.
消防系統/裝置/設備包括水簾系統、塵埃偵測系統、機械式排煙系統、火警偵測系統、氣體偵測系統、氣體排放系統、樓梯增壓、靜態式排煙系統及通風/空氣調節控制系統。
fire service installation or equipment
includes audio/visual advisory system, automatic actuating devices, automatic
fixed installations other than water, automatic fixed installation using water,
deluge system, drencher system, dynamic smoke extraction system, emergency
generator, emergency lighting, exit sign, fire alarm system, fire
hydrant/hose reel system, fixed automatically operated approved
appliance, fixed foam system, gas extraction system, pressurization of
staircase, ring main system with fixed pump(s), sprinkler system, static smoke
extraction system, street fire hydrant system, ventilation/air conditioning
control system, water mist system, water spray system and water supply.
消防系統/裝置/設備包括聲響/視像警報系統、自動啟動裝置、不含水的滅火劑自動固定裝置、用水作滅火劑自動固定裝置、集水花灑系統、水簾系統、機械式排煙系統、應急發電機、應急照明系統、出口指示牌、火警警報系統、消防栓/喉轆系統、認可的自動操作固定器具、固定泡沫系統、氣體排放系統、樓梯增壓、裝有固定水泵的環形水管系統、花灑系統、靜態式排煙系統、街道消防栓系統、通風/空氣調節控制系統、水霧系統、噴水系統及供水。
141. What is the meaning of class A, B & C site?
(See Question 2)
144 Tell
me ther are how many types of land disposal? (See Question 1)
145. Can
you briefly explain these methods?
What is an auction?
An auction is a public sale where buyers bid against each other to purchase a property. If the highest bid is acceptable to the vendor (the seller) a sale occurs on the fall of the hammer. As the buyer of the property, the highest bidder is required to sign the Contract forSale
The property is ‘passed in’ if the highest bid fails to meet the seller’s reserve price.
An auction is a public sale where buyers bid against each other to purchase a property. If the highest bid is acceptable to the vendor (the seller) a sale occurs on the fall of the hammer. As the buyer of the property, the highest bidder is required to sign the Contract for
The property is ‘passed in’ if the highest bid fails to meet the seller’s reserve price.
Tender --- means invite the potential investors to
submit their tender bill including the
development proposal to compete the subject land.
Private
treaty - A private treaty sale is where the vendor
sets the asking price and waits for someone who wants to buy.
146. What is Residual Valuation Method? (see
Question 1 and 2 in the former notes)
取消勾地機制 只招標不拍賣
【香港屋網
28Hse.com】
香港文匯報訊（記者 顏倫樂）政府昨宣布取消實施14年的勾地制度，發展局局長陳茂波更揚言：「讓大家清楚知道，政府全面掌握出售政府土地的主導權。」但取消勾地後，港府暫無計劃恢復公開拍賣，全數土地會用招標方式推出，更稱新財年放入「賣地表」的46幅土地共1.36萬伙都會全數推出，明顯與上年度只於勾地表選出24幅土地主動推出有分別，按年主動推出的單位數量足足多出5,400伙，增幅65.85%，有信心可達全年供應2萬伙目標。
陳茂波表示，勾地制度實施首6年發展商並無勾地，而自從2010年政府主動賣地後，發展商亦只主動勾出過3塊地皮，雖然自2011年4月政府已掌握土地供應的主導權，但坊間仍有聲音擔心發展商刻意不勾地，便會影響土地供應，這誤解無論在議會、社會，甚至學者之間均存在，為了徹底消除大家的疑慮，政府決定2013/14年度取消勾地機制。政府可以出售的土地，將全部由政府因應當時市場需要主動出售。
流拍影響大過流標
當取消勾地機制後，未來全數推出土地以公開招標方式出售，當局無計劃恢復公開拍賣。地政總署署長甯漢豪表示，招標與拍賣方式各有千秋，都是公平公正，但招標會令發展商較冷靜入標；拍賣雖令市場可即時得知結果、亦較有氣氛，但市場較不冷靜，流拍造成的影響亦較流標更大。
陳茂波指，新財年賣地表中46幅住宅地可提供的1.36萬伙，雖與本年度的1.35萬伙相若，但不應互相比較，因為本年度1.35萬伙屬可供推售單位，故最終只售出8,200伙(部分只推未售)，佔賣地表的60.74%；而新財年則是「實在的供應」，全數會推出市場，故應該與本財年賣出的8,200伙比較，新財年推出的單位數量將增5,400伙或65.85%。
續物色土地加入賣地表
新財年會沿用按季預先公布賣地計劃，賣地表46幅住宅地中，有28幅屬於新增住宅地皮，會因應市場情況和個別地盤特色，在賣地時加入限量條款。酒店地亦會增加1幅，商業/商貿地可提供商用樓面約33萬平米，即約355萬方呎。
其他土地供應方面，西鐵項目如朗屏站(南)及元朗站，預計提供2,600伙；港鐵擁有的物業涉及3,100伙，包括將軍澳區86區第四期及天水圍輕鐵天榮站等，市建局重建項目1,800個，須修訂土地契約/換地估計3,500個，私人重建1,200個，全部共有2.58萬個單位，有信心供應達到全年2萬伙的目標。
陳茂波強調，如政府物色到額外土地亦會盡快加入賣地表出售，同時會繼續密切留意樓市情況，必要時毫不猶豫，推出調控措施。
地皮流標後會再推出
本財年由於天水圍輕鐵天榮站項目流標，陳茂波亦承認全年未達當初的2萬供地樓目標，最終只售出19,300伙。當中還包括去年中流標、計劃下月底招標的大圍站項目(2,900伙)及6幅本季準備主動推出的政府土地，合共5,900伙，這些地皮能否順利出售充滿變數，更有流標風險，實際上本財年至今只售出13,400伙。
被問到若大圍站流標如何處理時，陳茂波回應，地皮流標後會繼續推出發售，並累積到新財年。但這種「追數」的賣地方式，令市場質疑政府供地的能力與市場的承受能力。
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