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FAQ

Frequently Asked Questions

Hasznos kérdések és válaszok, kategóriákra osztva. Tájékoztatást nyújtanak az ingatlanvásárlásról az Amerikai Egyesült Államokban.

Ha nem találja meg az Ön által keresett választ, akkor keressen fel minket!

General Information


No, you won't need your citizenship or a green card, but you will need an Individual Taxpayer Identification Number (ITIN) or an Employer Identification Number (EIN) if purchasing as a company. That's a tax-processing number assigned to foreign nationals who are required to have a U.S. taxpayer identification number, but do not have one and are ineligible for Social Security numbers.



ESTA is the Electronic System for Travel Authorisation. International travellers who are seeking to travel to the United States under the Visa Waiver Program (VWP) are now subject to enhanced security requirements and will be required to pay an administrative fee. All eligible travellers who wish to travel to the U.S. under the Visa Waiver Program must apply for authorisation and then pay the fee using the following process: To see if you are eligible please follow the link to the online application verification process. www.estavisaonline.org/<>


If you own the property out right....the choice is ultimately yours. However, most property management companies require insurance for everyone’s protection included the management company. Although it is strongly recommended that you take out a Home Owners Insurance to protect your investment in case of any natural disasters, fire, lightning, hurricanes or any other extenuating circumstances. You should always check with your Insurance Company to understand what IS, and what IS NOT covered in your policy.



Although policies may vary, the major risks covered by homeowners insurance are: • Damage or loss to the home itself, as well as other structures on the land; (leaks for pipe breaks, a/c leaks, fire) • Damage or loss to the items of personal property in the home and other structures; and • Injury or harm to third parties (typically guests and others who come to your home).



A property has three main ongoing costs: Property Tax, which varies from 1% to 2% of the cadastral value of a property which is equivalent to approximately 35/40% less than the present market value. The property taxes are fully utilised by the state and federal infrastructure expenses are visible online. Property tax demands vary by state although these are either either issued annually or bi-annually. HOA Fees, payable monthly, the Home Owners Association (HOA) fee includes insurance policy on the management/ordinary and maintenance of the common areas included but not limited to the property facade and roof. Property Management Fee, payable monthly, to the property management company that manages the day-to-day running of your property. The fee is a percentage of the monthly rent collected, typically between 8% - 12%. The cost includes such services as creating utility accounts, payment of assessments, rental collection, owner payments and much more.



OPISAS will assist you in every step; we have agreements in place with a number of the leading banks in America and can help you through the process of creating a business or personal checking account with access to E-Banking and with a VISA Debit card.



OPISAS will assist you in every step; we have agreements in place with a number of the leading banks in America and can create a current (checking) account within 30 minutes with access to E-Banking and with a VISA Debit card.


Legal and fiscal affairs


An LLC (Limited Liability Company), which would be a limited liability company type, can be created and incorporated via the internet at www.sunbiz.org. OPISAS can provide advice on this and also the steps necessary to obtain the Employer Identification Number (EIN), which is essential to make the company active.



No; however OPISAS does recommend this practice and can assist in all aspect of set-up. The purchasing costs in the United States of America are the same in both cases whether buying personally or as a corporation. From the point of view of American taxation, it tends to be always more advantageous to buy as a corporation/partnership/LLC as costs can be deducted (including air travel to visit the property, living expenses, maintenance costs and management fees, etc). Including also is the depreciation of the unit which is calculated at 27 years (1/27th) of the property purchase price.



In the United States, as in the UK, the business purpose is not strictly binding and may provide more than one type of business. It is indeed very broad, and includes " any activity that may be conducted in the State ", with the exception of certain assets, such as the banking or trust, import-export, etc.



The cost of annual renewal for a company in the United States amounts to $ 138.75. The operation is very simple and the customer can quickly perform it online at www.sunbiz.org. Alternatively, Opisas’ staff will annually renew the company with no additional costs.



Opisas has reached an agreement with a US company of tax professionals, that provides a cost between $ 500 and $ 800 for a single member LLC, depending on the number and scope of the operations made by the company.



Since they are a confederation , the United States have different levels of taxation . Income taxes are divided into: FEDERAL TAX, which is the same for all states for both individual subjects and for companies . The brackets provided for this tax vary from a minimum rate of 15 % to a maximum rate of 38 % . STATE TAX, the rates of which vary depending on the state of reference. In most cases, a company that owns a limited number of properties will fall in the minimum rate (and is not expected to pay any fee), thanks to the deduction of almost all the costs from the tax total.


Buying Procedures



Foglalási űrlap



Az OPISAS-on keresztül történő ingatlanvásárlás folyamatának megkezdésekor előbb ki kell tölteni az alábbi Foglalási űrlapot az ingatlant vásárló személy teljes adataival, majd elfogadva a foglalás feltételeit aláírni az űrlap alját.



A kitöltött űrlaphoz csatolni kell a banki átutalás visszaigazolását az adminisztrációs díjról, mely tartalmazza a szerződés kidolgozását, a dokumentumok beiktatását, az arányosan kiszámított adót és a végső költségeket. Ha az amerikai LLC cégalapítás kiegészítő szolgáltatást választja (tartalmazva a cég címét, levelezési szolgáltatását és munkáltatói azonosító számát (EIN), ez további költséggel jár.



Adásvételi szerződés



Az előleg átutalásával történt foglalás megerősítése után az ügyfél másolatot készít az útleveléről és a teljes foglalási megállapodásról, a Vevőnek ismertetik a szabványos floridai adásvételi megállapodást. Általában ezt a 10+ oldalas dokumentumot kiegészítik a vevő és az eladó összes adatával, megerősítve az ingatlan konkrét adatait, a fizetés ütemezését, a határidőt és minden más fontos ingatlannal kapcsolatos információt az értékesítési feltételeknek megfelelően. Miután a Vevő és az Eladó az adásvételt megvalósította a szerződés aláírásával, a szerződést elküldik a kijelölt jogcímmel rendelkező társaságnak, hogy elkezdje a folyamatot és előkészítse a záró papírmunkát.



Végleges dokumentumok



Ha a tranzakció zárásra kész, a vevő és az eladó részére biztosítják a záró nyilatkozatot a kijelölt jogcímmel rendelkező cég / elszámolási ügynök által. A szabványos elszámolási nyilatkozat, más néven az Amerikai Lakásügyi Osztály és Városfejlesztési (U.S Department of Housing and Urban Development - HUD) nyilatkozat, tartalmazza az ingatlanvásárlással kapcsolatos összes költséget, beleértve, de nem kizárólagosan az adókat, a bérleti díjat, zárási költségeket, a jogcím biztosítási költségeket és így tovább.



Zárási költségek



A zárással és az azt követő okirat kiállításával kapcsolatos költségek eltérőek lehetnek a zárást elősegítő ügyvédi díjtól vagy a kijelölt cég díjaitól függően.



Garancia okirat?



Miután a vásárlás befejeződött, az új Vevő postán kapja meg az eredeti Garancia Okiratot a Tulajdonosi Kötvénnyel, melyet a jogcímmel rendelkező cég állít ki. Az eredeti dokumentum megérkezése akár négy hétig is eltarthat.  Ezek a dokumentumok megerősítik, hogy az ingatlan jogilag átruházódott az új tulajdonos nevére. Az elektronikus Garancia Okirat elérhető a Megyei Nyilvántartásnál (County Public Records) és általában látható az elszámolást követő 7 napon belül.  A Vevő kérésére ennek másolata e-mailben elküldhető.




A zárás és az azt követő okirat kiállításának költségei eltérőek lehetnek a zárást elősegítő ügyvédi díjtól vagy a kijelölt cég díjaitól függően; ez körülbelül a teljes ingatlan vételárának 1% és 3%-a között van. 



Az ingatlannal kapcsolatos várható zárási költségek általában a következők: 



·         Jogi díjak/Zárási díjak $400.



·         Regisztrációs adó, kb. 0.6% a vételárból.



·         Egyéb díjak, kb. $300. Ezek a költségek vonatkoznak a dokumentumok bélyegzőire, rövidítve DocStamps. Vásárlási költségek, kiadások. Ezek a díjak vonatkoznak a dokumentumok futár általi elküldésére, átutalási díjakra és így tovább.



·         Lakástulajdonosok Szövetségének díja (eladó által)– ha van ilyen.



·         Bróker jutalékok.



·         Iktatási díjak.



Az adminisztrációs díj összege $3,200 ($4,000 LLC cégalapítással). 


After-Sales and Property Management


A homeowners’ association (known as an HOA) is an organisation that oversees a communal housing development, condominium complex, or other such subdivision, where members are responsible for creating and enforcing rules. Often times homeowners’ associations will collect fees or dues in order to cover maintenance and upkeep cost for common areas such as parks and pools. As such, Homeowner Association Insurance is intended to cover the association, its members, and the exterior structure including the roof as well as its physical assets (if any) from damages arising from property and liability claims. However, homeowner association insurance can help you avoid many of the most common problems faced by communities.



Condos must maintain a minimum amount of insurance coverage through a master policy, which differs from the homeowner’s insurance policy you purchase for your individual unit. The condo insurance master policy covers claims for major work and repairs to the commonly shared parts of the structure after a hazardous or inclement weather event. The type of hazards the policy protects against are outlined in the policy and may include natural disasters, hurricanes, earthquakes, floods, fire and vandalism. A commercial insurance provider is used for HOA hazard insurance. Items covered by the master policy vary by complex and by state law. Liability insurance protects the association from claims of bodily injury or property damage for which the association is legally liable and which is caused by an occurrence covered by the insurance policy. The HOA or COA insurance does not cover the owner’s personal items or the tenants. Your personal insurance coverage does not cover the tenant or the HOA/COA.



For condominiums in general, including even those of luxury, the cost of maintenance as standard includes, except for very short lease durations, the tenant ordinarily pays all costs relating to the supply of consumption of utilities such as electricity, telephone, television and internet. While all the other expenses such as water, waste and building expenses are borne by the owner through the HOA fee. In the case of a single family dwelling even these costs will be paid by the tenant. Other fees, service charges included in the HOA may include the community security service, ascetic upkeep, the use of the communal facilities i.e. tennis courts, gymnasiums, swimming pools, barbeque and picnicking area, boat moorings and the list goes on. So dependant by the community in which you purchase ultimately determines the HOA fee.



The tenant(s) make payment to the management company looking after your property. From this rental the property manager will first subtract and pay on your behalf any utility bills, condo fees and property taxes at year-end. The management company shall transfer the balance of funds to an account nominated by the owner (whichever county you desire) on a monthly, quarterly or annual basis. All incomes and expenses are clearly itemised on your monthly property management account statement.



This is regulated by the municipality and the community, such as June 9, 2010 the municipality of Miami Beach voted "no” against the short-term rentals. The town of Miami Beach is divided into several areas including the areas in which the exercises are permitted commercial and residential areas. There are three types of residential areas in Miami: RM- 1: Residential Multifamily, low density. Generally fall into this area all the apartments and houses in the avenues and streets from Drexel Avenue to Bay Road (to the west towards the bay). In the RM- 1 may not rent apartments for less than 6 months. RM- 2: Residential Multifamily, medium density. Generally fall into this area all apartments on Washington and Collins Avenue. In the RM- 2 is permitted to rent for less than 6 months. RM- 3: Residential Multifamily, high density. Generally fall into this area all apartments on Ocean Drive. In the RM- 3 is allowed to rent for less than 6 months.



An eviction notice in writing is issued for non-payment of the rent. The tenant has 3 days to rectify or to vacate the premises. The next 3 days, the owner instigates a lawsuit to the tenant to court. The management company will begin all procedures for the owner and after warnings are issued. Upon receipt of the summons, the tenant has 5 days to respond in his defence at the court and in order to expose the case even if it is obliged to deposit, always at the court, the total amount due. If the tenant does not respond to the summons, the court will authorise the Sheriff to evict the tenant. If you respond to the summons, a date will be fixed for the hearing. If at the hearing the tenant loses the case, the tenant will have to pay double the rent due, the expenses of the tribunal, and any attorney's fees of the owner. If the tenant does not appear at the hearing, he automatically loses the case. If the landlord wins the case, the judge may issue a warrant to the Sheriff which entitles the owner to take possession of the apartment which occurs only after 24 hours after a written notice is issued of property eviction. At this point the owner or administrator can legally change the lock and, after 48 hours of the sheriff take possession of any personal effects that can be sold to recover the rent and other expenses.



No. The apartments are almost always rented without furniture. For the typical annual renter it is cheaper to rent without furniture because it is customary for the tenant to bring with them their own possessions.


Resale


OPISAS will be able to assist you with this. The properties on offer are all high income generating properties, when you decide the time is right to sell; OPISAS will have investors ready to invest in the lucrative industry of buy-to-let property ownership and investment.


Egy kérést küldhessen nekünk

UK kapcsolat

Phone: +44 (0) 207 138 2942
Skype: opisas
E-mail: info@opisas.com

Italy kapcsolat

Phone: +39 02 87188230
Skype: opisasitaly
E-mail: italy@opisas.com

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