The Property Banks Buyers Guide to South Africa
There are very few restrictions at
present on the purchase of property by non-residents, but there are
procedures and requirements which must be complied with in certain
circumstances. For example, entities registered outside of South
Africa who intend to purchase property in South Africa must be
registered here and must appoint a South African resident public
officer for a local company whose shares are owned by a
non-resident. In the event that a non-resident plans to purchase
property in South Africa with the intention of residing here for
longer periods, he or she will have to apply for permanent residency
in accordance with the given requirements and procedures of South
African law.
The South African Reserve Bank refers to foreigners as NON-RESIDENTS
(regardless of whether they are natural persons or legal entities)
whose normal place residence; domicile or registration is outside
the common monetary area of South Africa. If the non-resident
intends paying cash for the property, the transaction can be
processed without intervention from the South African Reserve Bank.
Property in South Africa is usually purchased through a registered
broker or real estate agent, who would be registered as such with
Estate Agency Affairs Board (EAAB).
Applying for a Mortgage
Non-residents purchasing a property in South Africa may borrow up to
a maximum of 50% of the purchase price in South Africa; the other
50% of the funds must be brought into the country by the purchaser
and transferred from a recognised foreign bank to a bank in South
Africa. The total amount that may be borrowed is at the discretion
of the commercial bank offering the loan. A non-resident must open a
‘non-resident’ account at a South African commercial bank, to
facilitate loan repayments. This account would normally be funded
from abroad or from rentals received on the property purchased,
subject to the bank holding the account being provided with a copy
of any rental agreement.
However, the Exchange Control Authority allows a non-resident
desirous of obtaining permanent residence status in South Africa to
be dealt with as a South African ‘resident’ for exchange control
purposes. This takes place upon completion of a so-called
Immigrant’s Declaration & Undertaking issued by South African banks.
Once such Declaration has been completed, such applicant will be
eligible to borrow 100% of the purchase price of the property.
However, it will then be incumbent upon such person to actually
apply for and obtain permanent residence within a reasonable period.
Non-residents who are in possession of a valid South African work
permit are considered t be residents for the duration of their work
permit and are therefore not subject to borrowing restrictions
placed on non-residents without work permits.
Applying for Permanent Residence
A non-resident seeking permanent residence in South Africa must
apply for a permanent residence permit or at the very least a
temporary residence permit. All permanent residence applications are
assessed independently of the issue of property ownership in South
Africa; however the current immigration laws and regulations do
allow for immovable property owned in the country to be taken into
account when assessing an applicant’s net worth.
It is important to note that South Africa’s immigration laws are
complex and have recently changed: it is therefore essential for
those non-residents wishing to proceed with the process of applying
for permanent or temporary residence, to consult with a reputable
immigration lawyer.
Exchange Control and Repatriation of Funds
Is advisable to note that Exchange Control is a complex subject in
South Africa and while it is currently going through a process of
deregulation to make it easier for foreigners to invest in South
Africa and for South Africans to do business abroad, it is highly
recommended that non-residents investing in South Africa consult a
reputable lawyer or accountant for advice. The Reserve Bank retains
considerable control, and while notes and guidelines have been set,
allowances will be made for exceptional circumstances.
The rules governing exchange control in South Africa stipulates that
all funds brought into the country by a non-resident to acquire
fixed property within the country (and provided the title deed of
the property has been endorsed ‘non-resident’) may be repatriated at
any time, as well as any profit (capital gain) made on the resale of
the property after the deduction of any Capital Gains Tax payable.
It should be noted however that a new immigrant (i.e., someone who
has completed the Immigrant’s Declaration & Undertaking) may only
repatriate funds introduced from abroad, as well as any capital
gains accruing thereon (after the deduction of Capital Gains Tax
payable), within the first five years of the date of signature of
such Declaration. Thereafter, such a person will be bound by the
same Exchange Control restrictions imposed on residents with respect
to the repatriation of funds.
Security of Investment
South Africa’s banking system is dependable, well-established and
highly advanced, and the transfer of funds any registered South
African Bank is secure and guaranteed. Once a money transfer has
taken place, it is usually held in trust by an attorney or real
estate company, either on behalf of the purchaser or the seller
until registration of transfer. The holding of the funds in trust by
an attorney is a cornerstone of the attorney’s practice and is
regulated by the relevant Law Societies and secured by the Attorneys
Fidelity Insurance.
The different forms of ownership that are available
Non-residents can own property partially or wholly, in their own
names or through ownership of an interest in one or other forms of
legal entity. Freehold is the most common form of property
ownership, while other forms or ownership include leasehold,
sectional tile and share block.
Property can be owned individually (i.e.: ownership by individual
title), jointly in undivided shares, or by an entity such as a
company, close corporation or trust or a similar entity registered
outside South Africa. The choice is dependent on decisions in
relation to tax transfer duty issues, or relating to the protection
of assets.
Companies and trusts in South Africa are based on English Law and
are very similar in nature to those in England. A close corporation
is a type of company which is more flexible and cheaper to form and
administer than a normal incorporated company and can usually be
formed in less than a month (the same with trusts). A proprietary
Ltd company (PTY) may take a few weeks longer.
Legal Documentation
Contracts dealing with the purchase of property (most commonly known
as an Agreement of Sale or Offer to Purchase) must be in writing,
contain certain prescribed information and be signed in black ink by
both buyer and seller to be valid and legally binding. Once such a
contract has been signed by both parties, it represents a valid and
legally binding document from which neither party can withdraw
without legal consequences. The contract can, however, be subject to
certain conditions which are either fulfilled or not fulfilled, or –
if the purchase price is less than R250 000 and certain additional
criteria in terms of the Alienation of Land Amendment Act are
present – the Purchaser may be entitled to a ‘cooling off’ period.
Transfer of Ownership
The registration of a property transaction in South Africa is
handled by a specially qualified legal practitioner (an attorney)
known as a conveyancer – normally appointed by the seller while the
costs of the registration are for the purchaser’s account (unless
contractually agreed to otherwise).
The conveyancer prepares the required transfer documentation that,
after signature by the purchaser and the seller, is lodged in a
regionally located Deeds Registry, together with the cancellation of
any existing mortgage bonds and new mortgage bonds to be registered.
The deeds are subject to an intense examination process before they
are made available for registration.
On the date of registration of transfer all existing mortgage bonds
registered over the property are cancelled simultaneously with the
registration of any new mortgage bonds by the purchaser in favour of
the bank granting financial assistance. The purchaser is recorded as
the new owner of the property and the purchase price is paid to the
seller.
The above procedure does not apply in an instance where the
shares/members interest and loans are acquired in a property-owning
company/close corporation where no change in ownership is recorded.
It is important to note that upon transfer to the new owner, any
liabilities in respect of the property incurred by the previous
owner, remain with the previous owner and do not necessarily pass to
the new owner, unless otherwise agreed to.
Documentation prepared by the conveyancer pertaining to the
registration of transfer of the property and any mortgage bond to be
registered over the property is required to be signed in black ink
and must be authenticated if signed outside South Africa. As this
can be extremely inconvenient, it is often advisable to leave a
General Power of Attorney in favour of an entrusted person within
South Africa to assist with the signing of documentation. Where the
purchaser is married under laws governed by another foreign country
and a mortgage bond has been applied for, it is important to note
that the spouse of the purchaser will be required to assist the
purchaser in signing the mortgage bond documentation. However,
marriages according to the laws of the England and Scotland are
expectations to this rule.
Additional Purchase Costs
Apart from the cost of the property itself, there are various costs
involved in the legal transfer of the property in South Africa.
These costs are borne by the purchaser and are as follows:
Transfer Duty – a tax levied by the government on transfer of the
ownership of fixed property. Where the purchaser is a natural
person, the duty is calculated on the following scale:
Up to a purchase price of R500 000 –no duty payable;
Between R500 001 to R1 000 000 – 5% is payable in duty on the
purchase price;
R1 000 001 and above – 8% is payable in duty on the purchase price.
Where the purchaser is a legal entity, transfer duty is levied at a
flat rate of 8% of the purchase price.
Transfer Costs - these refer to the costs relating to the
transferring attorney (the conveyancer) who handled the registration
and are calculated on a sliding scale which is regulated by a tariff
and amount to between 1-2% of the purchase price.
Mortgage Costs – These are the costs incurred for raising mortgage
finance and include inspection, initiation and valuation fees.
Mortgage registration fees are calculated according to a prescribed
tariff ad are payable to the registering attorneys.
Estate Agents Commission – this fee is normally paid by the seller
and attracts VAT (VAT is currently 14%)
What to expect in an Offer to Purchase / Deed of Sale
You can expect to find certain of the following provisions in an
Offer to Purchase / Deed of Sale in South Africa:
Purchase Price
A deposit is not mandatory but serves as a gesture of good faith on
the part of the purchaser and an indication of financial ability.
The deposit will be invested by the estate agent/conveyancer in an
interest bearing trust account for the benefit of the purchaser.
Provision will be made in the Offer to Purchase/Deed of Sale for the
balance of the purchase price to be called upon in the form of a
bank guarantee from a local financial institution. Alternatively,
arrangements must be made between a foreign and local bank for a
back-to-back guarantee to be issued. It is, however, possible in
certain circumstances to negotiate the issue of a Standby Letter of
Credit from an overseas institution.
Occupation, possession, transfer & occupational rental
Occupation is the physical occupation of the property whereas
possession is generally deemed to be the date upon which the
purchaser assumes responsibility for the property and it is
customary for the risk of ownership to pass on the date of
possession. Transfer refers to the actual date registration of
ownership in the Deeds Registry in favour of the purchaser.
Occupational consideration is the rental payable by the party
occupying the property belonging to another where the date of
occupation and date of transfer differ, which is better expressed in
Rand terms or as a percentage of the outstanding balance of the
purchase price.
Voetstoets
This is a standard clause found in all offers to purchase/deeds of
sale and means that the property is bought in the exact condition in
which the property is found. However, all patent and latent defects
present in the property within the seller’s knowledge must be
brought to the attention of the purchaser. While it is not standard
in South Africa to conduct property surveys, purchasers are allowed
to include these as a condition of the purchase if so desired. These
can be arranged either via your estate agent or your conveyancing
attorney.
Electrical and beetle-free certificates
The property owner is required by law to be in possession of a valid
‘electrical compliance certificate’ certifying that the electrical
installation at the property meets certain statutory safely
requirements. The beetle-free certificate certifies that all
accessible parts of the property are free of infestation by certain
defined beetle and this certificate, while a standard inclusion in
the Offer to purchase/Deed of Sale, is neither a legal requirement
nor include in sales of sectional title units. The cost of attending
to the necessary repairs in order for the aforesaid certificates to
be provided is generally accepted as being for the account of the
seller, although the parties can contractually agree otherwise.
Fixtures and Fittings
A property is sold together with all fixtures and fittings of a
permanent nature – i.e., this will generally include anything
physically attached to the property. In the event of any
uncertainty, the purchaser is cautioned to ensure that all items
intended to be included in, the purchaser is cautioned to ensure
that all items intended to be included in the purchaser price are
specified in writing in the Offer to Purchase/Deed of Sale.
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Income Tax
South African taxation is based on a revenue income tax system,
which means that any income earned from South African source will be
subject to ordinary income tax. In the case of property ownership,
this accordingly means that any rental earned by non-residents in
respect South African properties will be subject to income tax and
it is the responsibility of the non-resident to register as a South
African taxpayer.
Income earned by natural below R40 000 per annum (for persons under
the age of 65) and R65 000 (for persons above the age of 65) is
exempt from income tax, while all income earned over and above these
amounts will be taxed at a marginal rate applicable in accordance
with published tax tables. The marginal tax rate is calculated on a
sliding scale with a maximum rate of 40%. Companies and close
corporation are subject to a flat tax rate of 29% of each rand of
taxable income. The equivalent rate for trusts is 40%. If a company
declares a dividend it will be subject to an additional tax (STC-
secondary tax on companies) of an amount of 12.5% of the dividend
declared. Non-resident companies are taxed at a rate of 35% but are
exempt in STC in respect of dividends paid.
On death a person is deemed to have disposed of all property at
market value hence triggering a CGT Liability. For non-residents
this deemed disposal applies to immovable property situated in South
Africa. In addition, on death a person is liable for estate duty at
20% (after deducting an R2.5milion abatement from net asset and
after deducting any CGT payable by virtue of the deemed disposal of
the property). In the case of a non-resident, estate duty would be
levied on immovable property situated in South Africa (subject
however to the terms of any applicable Double Death Duties Act
entered into by South Africa with any other State). There will be
exception to this if a person bequeaths his or her estate to his or
her spouse as the bequest is exempt form both CGT and estate duty.
Capital Gains Tax
Capital Gains Tax (CGT) became effective on 1 October 2001 and all
South African residents are liable for the payment of CGT on the
disposal of any asset, subject to certain Ltd exceptions.
Non-residents however are only liable to pay CGT on the disposal of
the following:
Immovable property situated in South Africa, including any right or
interest in immovable property (this also includes an interest of at
least 20% in a company where 80% or more of the value of the net
assets of the company is attributed, directly or indirectly, to
immovable property in South Africa);
Assets of a permanent establishment of a non-resident through which
trade is carried on in South Africa.
CGT is payable in the year in which the asset is disposed of and is
calculated by adding 25% of the capital gain, or profit, to the
individual’s income for that year and taxing that income at the
individual’s marginal rate of income tax. The maximum marginal
income tax rate for individuals in South Africa is presently 40%
(reached at taxable income above R300 001). The capital gain is
calculated and disclosed in the individuals income tax return for
the year in which it is sold.
Therefore: If a non-resident disposes of an immovable property in
any property in any year of assessment and is not already registered
as South African taxpayer, he or she will have to register as such
and submit an income tax return reflecting the calculation of the
capital gain, and will be liable for the payment of CGT on that
gain.
The amount of a capital gain is calculated either by deducting the
value the property as at 1 October 2001 (together with the costs of
acquiring and improving the property) from the proceeds on disposal
of the property or by apportioning the amount of time the property
was owned between the period before 1 October 2001 and the period
after that date. Note: South African residents do not pay CGT on the
first R1.5million of profit made on the disposal of their primary
residence. The documentation contained on this website is for
information purposes only, is subject to change and cannot be
depended on in any particular transaction. As with all transactions
such as the purchase of property, it is highly recommended that
professional legal and accounting services and advice be sought.