Newsletters Notaría 210, Uncategorized

Newsletter Enero 2019

Condominios civilizados / Civilized condominiums

Fernando García Sais Abogado, Doctor en Derecho y Notario Público 210 Juris Doctor, Ph.D. & Notary Public

http://www.garciasais.com.mx

Utilizar los bienes que forman parte de las áreas comunes de un inmueble afecto al régimen de condominio, es un derecho inherente a la calidad de dueño (condómino). Sin embargo, como sucede en todas las relaciones y situaciones jurídicas, hay consideraciones, excepciones y regulaciones que ordenan, en beneficio colectivo, ese derecho.

La Ley del Régimen de Propiedad en Condominio define qué porciones del inmueble son de propiedad común y así quedan comprendidos el “terreno, sótanos, pórticos, puertas de entrada, vestíbulos, galerías, corredores, escaleras, patios, jardines, senderos y calles interiores y espacios que se hayan señalado en los permisos de construcción como suficientes para estacionamiento de vehículos, siempre que sean de uso común”; “los locales dedicados a la administración, alojamiento del portero y los destinados a las instalaciones generales y servicios comunes; “las instalaciones, aparatos y demás objetos que sirvan al uso o disfrute común, tales como fosas, pozos, cisternas, tinacos, ascensores, montacargas, incineradores, estufas, hornos, bomba y motores”; “albañales, canales, conductos de distribución de agua, drenaje, calefacción, electricidad y gas; obras de seguridad y locales deportivos, de recreo, de ornato, de reunión social y otros semejantes, con excepción de los que sirvan exclusivamente a cada departamento, vivienda, casa o local; “los cimientos, estructuras, muros de carga y los techos de uso general; y “cualesquiera otras partes del inmueble, locales, obras, aparatos o instalaciones que se resuelva, por unanimidad de los condóminos, usar o disfrutar en común o que se establezcan con ese carácter en la escritura constitutiva o en el Reglamento del Condominio.”

La escritura pública en la que nació el régimen de condominio y el reglamento elaborado por el constituyente del mismo pueden contener regulaciones complementarias a lo que la ley dispone. No hace daño revisar, además, el Código Civil y leyes en materia urbana.

Using the assets that are part of the common areas of a property subject to the condominium regime, is an inherent right linked the quality of owner (condominium). However, as in all legal relationships and situations, there are considerations, exceptions and regulations that shape, for collective benefit, that right.

The Condominium Property Regime Law defines what portions of the property are common property and thus include the “land, basements, porches, entrance doors, halls, galleries, corridors, stairs, patios, gardens, paths and interior streets and spaces that have been indicated in the construction permits as sufficient for parking of vehicles, provided they are of common use “; “The premises dedicated to the administration, accommodation of the doorman and those destined to the general facilities and common services; “The installations, appliances and other objects that serve common use or enjoyment, such as pits, wells, cisterns, water tanks, elevators, hoists, incinerators, stoves, ovens, pumps and motors”; “Sewers, channels, water distribution pipes, drainage, heating, electricity and gas; security and sports facilities, recreation, decoration, social gathering and the like, with the exception of those that serve exclusively each department, home, house or premises; “The foundations, structures, load-bearing walls and ceilings of general use; and “any other parts of the property, premises, works, appliances or installations that are resolved, unanimously by the condominium owners, to use or enjoy in common or that are established with that character in the articles of incorporation or in the Condominium Regulations.”

The public deed in which the condominium regime was born and the regulations drawn up by the constituent thereof may contain regulations that are complementary to what the law provides. It does not hurt to review, in addition, the Civil Code and laws in urban

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Encontrarán, por ejemplo, la prohibición de vender o dar en arrendamiento porciones de un departamento (cuartos) o la imposición de una obligación solidaria del dueño respecto de las obligaciones contraídas por quien, por cualquier título, haga uso de la unidad privativa (invitados, arrendatarios, comodatarios, etc.).

La administración de los condominios recae en quien válidamente haya designado el constituyente o los condóminos en asamblea. Las decisiones del Administrador son obligatorias para todos. Por ello, es importante, que los condóminos se abstengan de llevar cabo acciones o tomar decisiones que impidan, obstaculicen o hagan menos eficaz las actividades del administrador, pues de lo contrario serían responsables de reparar el daño causado, sin perjuicio de las consecuencias que en otras materias pudiera haber (como por ejemplo, penal).

La buena y ordenada convivencia se logra si cada propietario de su unidad privativa (sea casa, departamento o local comercial), hace uso de dichos bienes comunes de manera civilizada; esto es, respetando su destino natural y sus reglas de uso, y siempre, teniendo presente que el resto de vecinos tiene iguales derechos. Llevar a cabo acciones indebidas y omisiones que produzcan los mismos efectos es contrario a la ley. El orden y tranquilidad es consecuencia del nivel de civismo imperante en la comunidad.

There you will find, for example, the prohibition to sell or lease portions of a department (rooms) or the imposition of a joint obligation of the owner with respect to the obligations contracted by whoever, for whatever reason, makes use of the privative unit (guests, tenants, tenants, etc.).

The administration of the condominiums rests with those who have validly designated the constituent or the condominium owners in the assembly. The decisions of the Administrator are obligatory for all. Therefore, it is important that condominium owners refrain from carrying out actions or taking decisions that prevent, hinder or render less efficient the activities of the administrator, otherwise they would be responsible for repairing the damage caused, without prejudice to the consequences that other subjects could be (for example, criminal).

The good and orderly coexistence is achieved if each owner of his private unit (be it a house, apartment or commercial place) makes use of said common goods in a civilized way; that is, respecting their natural destiny and their rules of use, and always, bearing in mind that the rest of the neighbors have equal rights. Carrying out undue actions and omissions that produce the same effects is contrary to the law. The order and tranquility is a consequence of the level of civism prevailing in the community.

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Conferencias, Uncategorized

Real Estate Talks 2018, Brujos y Aprendices, Mazatlán

En el link siguiente: Charlas de bienes raíces encontratrán la presentación que sirvió de guía a la presentación del pasado 21 de septiembre de 2018, llevada a cabo ante 40 corredores inmobiliarios de Mazatlán y 15 empresas del sector Inmobiliario.

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Real Estate Acquisition Tax

Real Estate Acquisition Tax
Fernando García Sais Ph.D.
Notary Public 210
Mazatlan, Mexico.
http://www.garciasais.com.mx

If you are a regular buyer of real estate, surely what you will find in the next lines are a set of truisms. The truth is that, according to official statistics, in Mexico most people buy a property only once in their life. Therefore, talking about this subject acquires significant relevance among us, potential buyers of all types of real estate, for commercial or residential purposes.

The Civil Code of Sinaloa establishes a very rare rule of scarce application: the expenses of registration and registration correspond to both parties equally, unless otherwise agreed (the exception becomes a general rule in practice). That is, in fact the parties agree that it is the buyer who disbursed everything or practically everything, except the taxes that are caused to the transferor (which may also be subject to agreement between the parties).

The source of the expenses may have as a source payment obligations that arise against the State (taxes, duties, tariffs); in front of individuals who have the nature of fees (appraiser, real estate agent, tax advisor), and notarial fees that have the nature of official rate.

Regarding the first item (against the State) the purchaser must pay the Tax on Acquisition of Real Estate (ISAI) at a rate of 2% on the taxable base, which is determined from the value that is greater among (i) the operation value and (ii) the one of any of the following bank or commercial appraisals made by experts authorized by the City or by an expert recognized by the National Banking Insurance Commission, or by an expert member of the Mexican Institute of Appraisal of Sinaloa , AC or by Public Broker or by the Cadastral Institute of the State of Sinaloa.

Additionally, the law stipulates that the municipal authority will charge 10% of the amount that resulted according to the preceding paragraph (on the payment slip it appears as “pro-sport”).

The law establishes some exceptions to this rate of 2%. This is the case of social housing acquisitions provided they do not exceed 6,500 UMAS *. In these cases, the taxable base of the tax is determined according to the commercial value that must be set by the Cadastral Institute.
*UMA: $80.60 pesos.

The law establishes some exceptions to this rate of 2%. This is the case of social housing acquisitions provided they do not exceed 6,500 UMAS *. In these cases, the taxable base of the tax is determined according to the commercial value that must be set by the Cadastral Institute.

If the house-room of social interest type is of new construction and its value does not exceed 5,500 UMAS, there is a benefit: the rate is 10% of the tax base. Where the value is from 5,501 to 9,500 UMAS, the tax will be calculated on 32% of the tax base.
In the case of property received due to death (inheritance or bequest) or donation, provided that the purchaser is a child, grandchild, great-grandchild (without limitation of degree and in both directions) or the surviving spouse, the same rate applies. 2% but with a cap of 25 UMAS.

All taxes must be paid within the term established by law. The ISAI must be paid within 30 calendar days following the occurrence of each of the following situations: (i) The adjudication of the assets of the estate as well as when hereditary rights are assigned or assets are sold by the estate; (ii) in the case of acquisitions made through a trust, when the cases of alienation or assignment of rights are made, under the terms of the Federal Fiscal Code; (iii) when the resolution is registered or registered by the judicial or administrative authority, in cases of positive prescription, or award by auction; (iv) in the case of contracts of sale with reservation of title or promise of sale, as well as in the cases of assignment of rights related to said contracts, when the respective contract is executed; and, (v) as a general rule of supplementary application if the case is not foreseen in the previous cases, the term of 30 days is counted from the date of celebration of the act that causes the tax.

Not paying the tax or doing it out of time generates consequences. Contributing to public spending, through compliance with tax obligations, materializes the constitutional principle that empowers citizens to demand quality public services from their authorities.

A good municipal administrator will use the actions of the law to collect the omitted taxes, being able to exercise an action to seize the property even when they have already been the object of another sale. That’s why the importance of obtaining “municipal fiscal solvency” before signing a promise or purchase agreement. To your misfortune, the expenses and fees for the municipal procedure will also be for you.
Public notaries are prohibited from definitively authorizing the deed if the ISAI has not been paid. The municipal authority, after much pressure from the Mazatlan notaries, is about to implement an electronic system so that, from the notaries, such payment is made. This will imply savings in resources and greater efficiency in transactions.

Notary 210 provides legal, real estate, tax and corporate advice. The holder has 18 years of solid experience in the best offices in Mexico City and in relevant positions in the SAT, Treasury, Profeco and Presidency of the Republic; In addition, he is a professor and author of academic books on Notarial Law, Consumer Protection and Commercial Bankruptcy.

Fernando García Sais, Ph.D. is National Coordinator of Notaries of the Graduate Bar Association of ITAM.

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First steps to living, working or buying real estate in Mexico – The Mazatlán Post

First steps to living, working or buying real estate in Mexico – The Mazatlán Post
— Read on www.google.com.mx/amp/s/themazatlanpost.com/2018/07/14/if-you-are-interested-in-living-in-mexico-opening-a-business-or-buying-property-the-first-thing-you-need-to-do-is-hire-a-notary-in-mexico/amp/

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Real Estate Mazatlán

If you are going to buy a property located within 50 km from the beach line, please be aware of the following:

1.- In Mexico there are not “title insurance” services.

2.- The “notario” (notary public) will perform a due diligence and draft all legal papers in order for you to enjoy your property.

A notary in México is a lawyer, but not all lawyers have the same credentials. 99% of them don’t have any further studies like masters or PhD’s.

Look for the best notario to protect your investment.

3.- Don’t trust the notario because your real estate agent (that you don’t also know his/her backgrounds).

Most notarios don’t speak English and some of them have not specialized on the complex world of trusts for foreigners to acquire a property.

4.- The buyer will pay for the property and all expenses, taxes and fees, since that’s a general costume in Mazatlan.

Estimate a 7% of the transaction price for all those other charges. A little difference on your benefit or otherwise could apply.

5.- If your future home is located in a Condominium, your notary will also review if it is properly designed, considering basic rights for peaceful enjoyment and for the healthy relationships between co-owners.

6.- Please have a translator of your own trust at your side and make sure your notary is bilingual.

If not, walk away!

7.- Don’t forget to appoint substitute beneficiaries in case you suffer a serious decease or death occurs. You can modify this any time.

8.- If you want to sell the property get your notario to advice on capital gains and on LEGAL exemptions you may be entitled of.

Again, tax issues are not understood by all notarios at the same level. Don’t put your self on legal risks, authority won’t hesitate to use all power to collect any due taxes and to punish any ilegal strategy to avoid them.

If you should have any questions, I notario and Ph.D Fernando García Sais, will gladly assist you.

My office is comfortable and well located on the golden zone. My team is highly professional and bilingual also.

Welcome to Mazatlan!

Fernando

http://www.garciasais.com.mx

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FIDEICOMISO (real estate, mazatlan, notario) TRUST

LOGO GSFIDEICOMISO (real estate, mazatlan, notario) TRUST

A trust it´s an agreement entered into by and between seller and buyer, by which the seller (trustor or settlor) transfers the ownership of a real estate to a bank institution authorize by federal government (trustee) on the benefit of the buyer (beneficiary).

That’s how the buyer becomes an owner (trust ownership) of a real estate in the so called “restricted zone” (costs and boarders).

Restricted zone: properties (land) located within a strip of 100 kilometers (64 miles) along the country’s borders and fifty kilometers (32 miles) on the coastline (restricted zone).

It is important to mention that the beneficiary could be a foreign individual or foreign corporation or Mexican corporation that on its bylaws has a “Foreigner Admission Clause”. Also, please note that the beneficiary will appoint substitutes in case of death and the transfer process is simple.

The natural term for a trust is up to 50 years and it can be easily renewed upon request of the Beneficiary within 90 days prior to the expiration date.

Don´t hesitate to ask fernando@garciasais.com.mx

http://www.garciasais.com.mx