PANAMA REAL ESTATE LAWS
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PANAMA REAL ESTATE LAWS. [email protected] www.aupanama.com By Sébastien Picart y Manoj Chatlani +507 610 947 16. PANAMA LAW FIRM. PANAMA - REAL ESTATE LAWS CONSTITUTION Article 44 of the National Constitution of the Republic of Panama:

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Contact aupanama aupanama by s bastien picart y manoj chatlani 507 610 947 16

PANAMA REAL ESTATE LAWS

[email protected]

www.aupanama.com

BySébastienPicart y ManojChatlani

+507 610 947 16

PANAMA LAW FIRM


Contact aupanama aupanama by s bastien picart y manoj chatlani 507 610 947 16

  • PANAMA - REAL ESTATE LAWS

  • CONSTITUTION

  • Article 44 of the National Constitution of the Republic of Panama:

  • "It is granted the private property acquired according to the Law by natural or juridical persons".

  • CIVIL CODE

  • AGRARIAN CODE

  • FISCAL CODE (PROPERTY TAX)

  • HORIZONTAL PROPERTY LAW

  • MINISTRY OF HOUSING LAW

  • LEASE (PROPERTY RENTAL) LAW

  • ANATI (PROPERTY TITLE GOV.)

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PANAMA - REAL ESTATE LAWS

GovernmentInstitutes:

NOTARY: Public Deed draft

2. PUBLIC REGISTRY: Properties Registration, assign a "Finca" number

Registration System through the History:

Big Books (Tomos): Microfilm: Scanner:

Finca, Tomo, Folio 2. Finca, Rollo, Imagen 3. Finca, documento

3. ANATI: PropertyTaxes

Payment of Property Taxes: Calcullation: by year divided in 3 installments:

by April 30th, August 31st, and December 31st

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PANAMA - REAL ESTATE LAWS

LEGAL DOCUMENTS EXAMPLE: 1. Title Deed:

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PANAMA - REAL ESTATE LAWS

LEGAL DOCUMENTS EXAMPLE: 2. Survey:

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PANAMA - REAL ESTATE LAWS

LEGAL DOCUMENTS EXAMPLE: 3. Property Tax Statement - MEF

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PANAMA - REAL ESTATE LAWS

LEGAL DOCUMENTS EXAMPLE: 4. Property Tax Good Standing Certificate - MEF

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DESCRIPTION: TITLE PROPERTY: RIGHTS OF POSSESSION:

1. Ownership Private ownership Owner is the Government

Only possession can be

acquired

2. Government Public Registry Any Government Institute

Registrationcan Certify: Anati, Mayor (Alcalde), Chief of Police

3. Necessary Title Deed Physical occupation, ROP

requirement (registration) Certification, good faith,...

PANAMA - REAL ESTATE LAWS TITLE PROPERTY -vs- RIGHTS OF POSSESSION:

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NEW or USED:

1. Home (House): Pre-Construction -vs- Used

2. Apartment: Pre-Construction -vs- Used

3. Land: Small Lot -vs- Hectares of Land

With Furniture -vs- Without Furniture

PANAMA - REAL ESTATE LAWS PROPERTIES OPTIONS:

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PANAMA - REAL ESTATE LAWS

BEACH SET BACK AND OCEAN PROPERTIES TITLE EXPLANNATION: :

Main Land

Main Land

Titled area

Titled

---------------------------------------

ROP area that can be titled

200mts

set back

from high tide

beach

(cannot be titled)

22mts

set back

beach

(cannot be titled)

22mts

set back

high tide

high tide

Ocean

Ocean

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PANAMA - REAL ESTATE LAWS

PROPERTY TAX COMBINED SCALE

(for Land and Houses - not P.H.):

REGISTERED VALUE: PROPERTY TAX:AMOUNT:

1. $30,000 or less 0% $0.00

2. Over $30,000 to $50,000 1.75%$350.00

3. Over $50,000 to $75,000 1.95% $487.50

4. Over $75,000 2.1% $_______

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PANAMA - REAL ESTATE LAWS

PROPERTY TAX COMBINED SCALE

(for Apartments in P.H.):

IF IMPROVEMENTS ARE EXONERATED:

REGISTERED VALUE OF LAND: PROPERTY TAX:

Any amount 1%

AFTER IMPROVEMENTS EXONERATION:

REGISTERED VALUE: PROPERTY TAX: AMOUNT:

1. $30,000 or less 0% $0.00

2. Over $30,000 to $100,000 ($70,000)0.75% $525.00

3. Over $100,000 ($....) 1% $______

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PANAMA - REAL ESTATE LAWS

IMPROVEMENTS EXEMPTED OF PROPERTY TAX

Property Tax Exoneration

can apply

Improvement value

Property Tax Exoneration does not apply

Land proportional value

Your Property Registered Value

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PANAMA - REAL ESTATE LAWS

IMPROVEMENTS EXEMPTED OF PROPERTY TAX

20 years Tax Exoneration on Improvements (NOT ON LAND):

IF CONSTRUCTION PERMIT IS ISSUED AFTER SEPT.1, 2006:

RESIDENTIAL PROPERTIES:

REGISTERED VALUE: IMPROVEMENTS EXONERATION:

1. Up to $100,000 15 years

2. Over $100,000.00 to $250,000 10 years

3. Over $250,000.00 5 years

If Construction Permit is issued by July 1st, 2009 and Registered at the Public Registry before December 31, 2011.

COMMERCIAL PROPERTIES:

REGISTERED VALUE: IMPROVEMENTS EXONERATION:

Any amount 10 years

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PANAMA - REAL ESTATE LAWS

Improvements "Not" Registered

EXAMPLE OF POSSIBLE CONSEQUENCES FOR NOT REGISTERING THE IMPROVEMENTS:

Title Land Registered

BEFORE SALE:

Improvements

Reg. Value: $0

+

Land Reg.

Value: $100,000.00

------------------

Total Property

Reg. Value: $100,000.00

SALE TRANSACTION:

Improvements

Reg. Value: $0

+

Land Reg.

Value: $600,000.00

------------------

Total Property

Reg. Value: $600,000.00

FUTURE PROBLEM:

Improvements

Reg. Value: $500,000.00

+

Land Reg.

Value: $600,000.00

------------------

Total Property

Reg. Value: $1,100,000.00

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PANAMA - REAL ESTATE LAWS

PROPERTY OWNERSHIP OPTIONS:

Ownership in Personal Name

Corporate Ownership

PANAMA CORPORATION or

PRIVATE INTEREST FOUNDATION

-vs-

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PANAMA - REAL ESTATE LAWS

WHY IS RECOMMENDED TO HOLD A PROPERTY IN A

CORPORATION OR A PRIVATE INTEREST FOUNDATION:

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PANAMA - REAL ESTATE LAWS

CORPORATE STRUCTURE RECOMMENDED FOR: ESTATE PLANNING

PRIVATE INTEREST FOUNDATION (PIF)

Corporation A

Corporation B

Corporation C

Corporation D

Bank Accounts

Family Home

Business

Car

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PANAMA - REAL ESTATE LAWS

SALES OPTIONS & SALES TAXES:

Shares Transfer Transaction

Must pay: 5% Shares Transfer Tax

PANAMA CORPORATION

BUYER

Title Transfer Transaction

Must pay: 2% Title Transfer Tax, plus

3% "Advance" Capital Gains Tax

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PANAMA - REAL ESTATE LAWS

3% "ADVANCE" Capital Gains Tax -VS- 10% Capital Gains Tax:

EXAMPLE No.1 OF A

SALE TRANSACTION:

Sale Value: $100,000.00

-

Reg. Value: $20,000.00

------------------

Capital Gains: $80,000.00

EXAMPLE No.2 OF A

SALE TRANSACTION:

Sale Value: $100,000.00

-

Reg. Value: $98,000.00

------------------

Capital Gains: $2,000.00

-VS-

CALCULLATION IN EXAMPLE No.1:

2% Title Transfer Tax: $2,000.00

+

3% "Advance" C.G.T.: $3,000.00

------------------

Total: $5,000.00

10% C.G.T.: $8,000.00

CALCULLATION IN EXAMPLE No.2:

2% Title Transfer Tax: $2,000.00

+

3% "Advance" C.G.T.: $3,000.00

------------------

Total: $5,000.00

10% C.G.T.: $200.00

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

1. Negotiation - Seller, Broker & Buyer

2. Due Diligence

3. Promise to Purchase Contract

4. Closing

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

Negotiation - Seller, Broker & Buyer:

1. Property Listing:

1. Property inspection, Title & Survey verification, Seller's Id and

documents, Representation Agreement signature, pictures, etc.

2. Title Search: Public Registry, M.E.F., etc.

3. Contact with Buyer and Buyer's inspection on Property

4. Negotiation of all Terms and Conditions of Transaction: sales price, down payment amount, balance at closing, conditions or limitations, mortgagecancellation, mortgage constitution, etc.

5. Letter of Intent signature or Reservation Agreement (down payment

either refundable or not refundable)

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

2. Due Diligence:

1. Title Search at the Public Registry. Verify registered information:

ownership, mortgage, size, value, improvements if any, liens, etc.

2. Title Search at Anati (before Catastro). Verify registered information:

ownership, size, boundaries, property tax, improvements if any, etc.

3. Property measurement with Surveyor

4. If Mortgage on property, update balance letter request

5. Etc.

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

Due Diligence: Title boundaries verification

extra area

Title line (registered)

Fence line

affected area

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

EXAMPLE OF PROPERTY WITH BOUNDARIES PROBLEMS:

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

3. Promise to Purchase Contract:

Most important document in the Transaction - regulates all the rights and obligations of both parties

CLAUSES:

1. Parties description8. Closing date

2. Property description 9. Seller's Penalty for breach

3. Interest to Sell and Buy 10. Buyer's Penalty for breach

4. Price 11. Laws applicable

5. Payment Terms12. Date of signature

6. Seller's Obligations 13. Signature

7. Buyer's Obligations

"FORMALITY": PUBLIC DEED & REGISTRATION IN THE PUBLIC REGISTRY

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

4. Closing:

1. Issuance of Bank Promise to Pay Letter

2. Mortgage cancellation (if any)

3. Payment of Sales Taxes (by Seller)

4. Closing Contract signature

5. Registration

6. Payments - liquidation of Bank Promise to Pay Letter

7. Update of new property ownership in ANATI and ANIP

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

CHECKLIST OF DOCUMENTS:

1. Seller's Id

2. Seller's Entity copy (if Entity ownership)

3. Seller's Entity good standing certificate

(if Entity ownership)

4. Minutes of Entity to authorize sale or

Power to Sale

5. Property Title deed copy

6. Property good standing certificate

7. Property survey with registration stamps

8. Improvements registration deed

(if Improvements)

9. Improvements construction plans

(electrical, plumbing, design, etc.)

10. Improvements construction permit

11. Improvements occupation permit

12. Pictures

13. Water (IDAAN) good standing certificate

14. Administration good standing certificate

(if Building or PH)

15. Mortgage balance letter updated

(if mortgage)

16. Mortgage cancellation minutes

(at Closing)

17. Buyer's Id

18. Buyer's Entity copy

(if buying through Entity)

19. Buyer's Entity good standing certificate

20. Minutes of Entity to authorize purchase

or Power to Buy

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

BANK PROMISE TO PAY LETTER EXPLANNATION:

2. Step: Bank issues Promise to Pay Letter with the condition of Title Transfer

1. Step: Buyer deposits at Bank balance amount

3. Step: Seller receives Promise to Pay Letter

Bank Promise to Pay Letter

Local Bank in Panama

SELLER

BUYER

5. Step: Seller proves to Bank the Transfer of Title and gets paid

4. Step: Seller transfers Title to Buyer's name

Public Registry of Panama

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

BANK PROMISE TO PAY LETTER EXPLANNATION:

REGISTERED

OWNER:

1.SELLER

2. SELLER

3. SELLER

4. BUYER

PANAMA TITLE TRANSFER REGISTRATION SYSTEM:

1. M.E.F.: SELLER pays Sales Taxes

2. NOTARY: SELLER signs Public Deed where transfers

Property Title to BUYER

3. PUBLIC REGISTRY: Public Deed of Transfer of Title is

"presented"

4. PUBLIC REGISTRY: Public Deed of Transfer of Title is

"registered"

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

"PH" (HORIZONTAL PROPERTY):

Important Points in Pre-Construction:

1. Construction completion delay

2. Building not ready and Occupation Permit

issuance

3. Increase of Construction Costs

4. Rent or Monthly Fee if payment by Promise to Pay

Letter or payment delay

5. Land proportional value "not Exonerated" of

Property Tax

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

"PH" (HORIZONTAL PROPERTY) - CLOSING:

Notary and Public Registry registration

Closing Legal docs completion:

Minutes of Sale,

etc.

Bank payment of balance

Promise to Pay Letter delivery

Sales Contract signature

Occupation

Permit

Property 2nd Inspection /

Keys collection

"Acta de Entrega"

Property Inspection

Property

fixings

Utilities connection

Furniture

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

LEASE CONTRACT - CLAUSES:

1. PARTIES

2. PROPERTY DESCRIPTION AND OWNERSHIP

3. INTEREST TO LEASE - OBJECT OF THE CONTRACT

4. RENTAL PRICE. MUST INCLUDE 7% ITBMS

5. 7% ITBMS PAYMENT TO M.E.F.

6. DEPOSIT

7. CONTRACT TERM

8. INVENTORY (FURNISHER)

9. OBLIGATIONS OF THE LESSOR

10. OBLIGATIONS OF THE LESSEE

11. PROPERTY INSPECTION - KEYS RECIPT STATUS AND KEYS RETURN STATUS

12. EARLY TERMINATION BY LESSOR -VS- EARLY TERMINATION BY LESSEE

13. PROPERTY VACATION RIGHT AT JUDICIAL COURT:

- 2 MONTHS OF NON PAYMENT

- TERMINATION OF CONTRACT

14. PICTURES

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

BROKERAGE COMMISSION - CONTRACT:

1. Exclusivity -vs- Representation (Commission) Agreement

2. Formality

3. Mistakes by Brokers (not calcullation of sales taxes and sales commission)

Standard Sales Commission 5% (Also 3% - 10%)

4. Percentage -vs- Fix amount

5. "Sobreprecio"

6. Several Brokers

SELLER

BUYER

SELLER'S

BROKER 1

SELLER'S

BROKER 2

SELLER'S

BROKER 3

BUYER'S

BROKER 1

BUYER'S

BROKER 2

BUYER'S

BROKER 3

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

PICTURES (BEST EVIDENCE):

Benefits:

1. Avoid squatters rights

2. Keeps evidence of status of things during time

3. Etc.

After rent

Before rent

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

CONTACT DIRECTORY:

1. Seller e-mail phone

2. Seller's Brokere-mail phone

3. Seller's Attorney e-mail phone

4. Seller's Bank Officer (mortgage cancellation) e-mail phone

5. Buyer e-mail phone

6. Buyer's Brokere-mail phone

7. Buyer's Attorneye-mail phone

8. Buyer's Bank Officer (mortgage constitution) e-mail phone

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PANAMA - REAL ESTATE LAWS

REAL ESTATE TRANSACTION PHASES:

BROKERS - ESCROW PAYMENTS:

Responsibility of Seller:

Clean Title & Property

Responsibility of Buyer:

Payment

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PANAMA - REAL ESTATE LAWS

Thank You

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