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没人能像卡和基那样制定规则。
No one lays down the law like Carr and Key.
这是关于SFM的法律报告。
This is the law report on SFM.
今晚的法律报告节目向您致以美好的晚间问候。
And a very good evening to you from tonight's law report program.
今晚，我们将聚焦财产法，再次邀请开普敦律师事务所的财产法律师伊什玛·穆罕默德与我一同在开普敦演播室做客，他是穆罕默德与莱昂律师事务所的合伙人，专精于开普敦地区的法律实务。
This evening, we're focusing on property law, and joining me once again in our Cape Town studios is property law attorney Ishma Mohamed, and he's a director of Mohamed and Leon attorneys practicing here in Cape Town.
伊什玛，晚上好。
Ishmael, good evening.
欢迎来到节目。
Welcome to the show.
能成为您的客户我总是很高兴。
Always happy to be your client.
我只想说声谢谢。
And I just need to say thank you.
这是我们的最后一期节目。
It's our last show.
我们不会再回来了。
We're not going to be back.
这是《法律报告》的最后一期，所以你现在正在收看最后一期。
This is the last of the law report, so you're on the very last one.
这对我来说有点伤感，但我很高兴能参与这个节目。
So It's a bit of a sad moment for me, but I'm happy to have done the show
这个秋天。
this fall.
非常感谢你的参与。
Very much for joining me.
从下周开始，节目将完全更换阵容。
And and from next week, there's going to be a whole new lineup.
我相信会有许多令人兴奋的新节目，但我下周不会再回归《法律报告》。
I'm sure lots of exciting new programs, but I will not be back with the law report next week.
今晚我们还有一些邮件要处理，所以先从这些开始。
We've got a few emails to deal with this this evening, so we will start with those.
但在此期间，您可以拨打0892102010或发送短信至40938参与。
But you can call in in the meantime on 0892102010 or SMS on 40938.
如果您拨打0892102010，请将您的姓名和号码留给我的制作人，等我们处理完邮件后会尽快回拨给您。
And if you call in on 0892102010, just leave your name and number with my producer, and we'll call you back as soon as we're done with the emails.
好的。
Right.
我们开始吧。
Let's start.
这第一封邮件说，这个情况听起来相当糟糕。
This first one says this one actually sounds quite awful.
它写道：我的邻居在自家安装了摄像头，还包括一个电围栏。
It says, my neighbor has installed cameras for her house, including an electric fence.
我担心的是，她调整了其中一个摄像头的方向，现在它正对着我家，角度大约在正负四十五度之间。
My concern is she went on and changed the direction of one of the cameras, and it is now facing in my house at a direction of plus minus forty five degrees.
她侵犯了我的自由。
She's interfering with my freedom.
这台摄像头最初由安保公司安装时，并未对准我家。
The said camera was not facing my house when installed by the security company.
她的电围栏安装得离我搭建的钢制车棚太近了。
Her electric fence is installed too close to my steel erected carport.
我们和她关系不好，我无法和她沟通，也不知道该如何解决这个问题。
We are not on good terms with her, and I cannot speak to her and don't know how to resolve this.
我应该联系安装安防设备的公司，还是向当地市政部门咨询，依据法规来处理此事？
Do I consult the company that installed the security devices or the local municipality to address this with the bylaws?
好的。
Okay.
这里的情况本质上分为两方面。
The situation here is essentially twofold.
第一，你有隐私权；第二，你的安全也令人担忧。
Number one, it is your right to privacy, and secondly, it is your safety that is a concern.
现在我们来看第一个问题。
Now let's look at the first one.
那就是你的隐私权。
That would be your right to privacy.
根据听众的说法，摄像头以45度角对准了她的房子。
Now according to the listener, the camera is facing at her house at a 45 degree angle.
换句话说，这是不允许的。
Now that is, in simple words, not allowed.
你不能简单地将摄像头对准别人的房子、门、窗户或本人，记录他们的一举一动，无论是否有音频。
You cannot simply aim a camera at somebody's house, at their door, at their window, at them, essentially, and record what they are doing, whether there's audio or not audio.
这是不允许的。
This is not allowed.
唯一合法的情况是，摄像头仅对准公共道路，而你的前门、窗户或部分财产恰好在摄像头的视野范围内。
The only way that this would be allowed is if the camera were watching the public road and your front door or your window or portion of your property happened to be within the camera's line of sight.
这种情况下你根本无权反对，因为摄像头并没有朝向你。
That you wouldn't really have anything to do against because the camera's not directed towards you.
它对准的是道路。
It's directed towards the road.
然而，如果它正对着你的房子，那么是的，你可以要求移动摄像头。
However, if it's directly on your house, then, yes, you can have the camera moved.
这不应该是你向安保公司提出的要求，因为该公司从未与你达成过任何协议。
This wouldn't be something that you would take up with a security company because the company never had a mandate with you.
他们并没有为你安装任何设备。
They didn't install anything for you.
因此，他们没有义务移动摄像头。
Therefore, they had no obligation to move the camera.
正如你在陈述中所说，摄像头刚安装时并没有对准你的房子。
As you say in the in your in your statement, when the camera was first installed, it wasn't facing your house.
显然，邻居移动了它。
Wasn't The neighbor obviously moved it.
邻居之后移动了它，这意味着移动摄像头的责任在于邻居。
Neighbor moved it afterwards, which means that it's the neighbor's responsibility to move that camera.
现在与邻居关系不和会让事情变得稍微复杂一些，因为你的第一步应该是去找邻居，告诉他：你侵犯了我的隐私权。
Now not being on speaking terms with the neighbor can make things a little bit more complicated because the first thing you would do is approach the neighbor and say, you are infringing upon my right to privacy.
我需要你把这台摄像头移走，因为如果你不移，我将采取进一步行动。
I do need you to move this camera because if you don't, I will take further action.
而这种行动本质上就是通过法院申请禁令。
Now what that action would be would essentially be an interdict through the court.
打官司会变得相当昂贵。
The court becomes, like, quite a costly business.
确实可能花费不菲，但除此之外也没有别的办法了。
Can become costly business, but there isn't really anything else.
因为请记住，我们讨论的是邻里关系。
Because remember, we what we're looking at, we are looking at neighbors.
我们不是在处理共有产权制度的情况。
We're not looking at a sectional title.
根据目前提供的信息来看，这并不是那种有受托人、业主协会或其他管理机构的共有产权社区。
As far as we can tell from the information that's been provided, this isn't sectional title where you have trustees that you can approach or homeowners association or some other governing body.
你面对的是两个独立的私人个体，他们正处于一场纠纷的初期，而这场纠纷涉及一方侵犯了另一方的隐私权。
What you have is two individual private entities, private people that are having or or at the start of a dispute, and that dispute being the one infringing upon the other one's right to privacy.
这正是法院存在的意义。
And that's what the courts are for.
那规章制度呢？
What about the bylaws?
听好了。
Look.
规章制度方面，市政府其实不会介入，因为这并没有真正侵犯到他们的利益。
The bylaws, again, the municipality is not really gonna get involved because it's not really infringing on them.
而且我们的规章制度中并没有对隐私权作出规定。
And our bylaws don't make provision for privacy.
这是一个全国性的问题。
This is a national issue.
每个人都有与生俱来的隐私权。
Everyone has an inherent right to privacy.
但当我们有这些地方性法规时，比如有人家的狗叫得特别厉害，这类地方政府的法规。
But when we have, like, these local bylaws, and then, you know, if somebody's dog is barking excessively, those sort of local local government bylaws.
但那些主要是关于噪音限制的。
But those are those are sort of on noise limitations.
不是针对这种情况的。
Not on this
而是关于滋扰和干扰的。
sort You know, on nuisance and disturbance.
嗯，这确实是一种滋扰。
Well, that's a nuisance.
摄像头并不是滋扰，而是对隐私的侵犯。
The camera's not really a nuisance as it's invasion of privacy.
所以它和滋扰是不同的。
So it's come but different to a nuisance.
你知道，所以你不太可能找到一条能让你达成目标的法规。
You know, so it's unlikely that you're going to find a bylaw that's going to give you the result that you want here.
这最有可能需要你向法院提出申请。
This would most likely be something that you would have to approach the court for.
我认为这不会是一个漫长或昂贵的过程，因为这是一个很简单的问题。
I don't see this being a a drawn out or too costly because it's quite a simple issue.
移动摄像头。
Move the camera.
我们并不是说要拆除摄像头，而是移动它，使其不要对准你的房子。
We're not saying remove the camera, but move the camera so that it doesn't angle towards your house.
获得这样的命令，我认为法官不会拒绝。
Getting an order like that, I do not see a judge turning that order down.
发送一封律师函会有用吗
Would sending them a lawyer's letter have any
律师函
A lawyer's letter
你一开始就打算打官司吗？
you started going the whole courtroom?
看。
Look.
这将是您启动法律程序的方式。
That that would be how you would start the legal process.
正如我所说，先与您的邻居沟通，
As I say, approaching your neighbor first with
这似乎不太可能。
Which doesn't seem like a possible thing.
是的。
Yeah.
但如果您发个友好的提醒，说如果你们不移动摄像头或不让摄像头远离我家，我就要找律师了。
But with a friendly reminder, if you don't move the camera or angle the camera away from my house, I'm going to get the attorneys involved.
如果邻居不配合，您就可以找律师介入，这可能是促使邻居调整摄像头角度的契机。
If the neighbor doesn't do it, you then get the attorneys involved, and that might be the incentive the neighbor needs to move the angle of the camera.
再次强调，不是要拆除摄像头，因为邻居可以说，我需要摄像头来保障安全。
Again, not removing the camera because the neighbor would be able to say, I need the camera for safety reasons.
你不能剥夺别人的安全部分。
You can't take away somebody else's safety.
当然。
Absolutely.
但这并不意味着摄像头必须对着你的房子。
But that doesn't mean it needs to face your house.
当初由安保公司安装时，它就不是对着你的房子的。
Which it wasn't when it was installed by the security company.
所以这完全跟他们无关。
So it's not nothing to do with them at all.
没错。
Exactly.
所以，一封律师函可能就能达到预期效果；如果不行，很遗憾，你就只能诉诸法院了。
So a lawyer's letter, they could have the desired effect, failing which, unfortunately, you would have to approach the court.
这是第一个问题。
That's the first issue.
第二个问题是安全问题本身。
The second issue is a safety issue itself.
这与我们安装摄像头的原因所涉及的安全类型不同，而是一个物理安全问题。
Now this is not the same type of safety that we have with the reason for the cameras, but this is a physical safety issue.
那就是电围栏安装得离钢制车棚非常近。
That being that the electric fencing is has been installed very close to the steel carport.
正如我们所知，钢材可以导电，即使有人没有伸手去触碰围栏，也可能在触摸车棚底部时被电击。
Now, as we know, steel can carry a current, and even if someone's not reaching up to touch the fencing, they could be touching the carport at the bottom, and they could be electrocuted in this way.
这是一个安全问题。
That is a safety issue.
再次，去跟邻居说，你需要移动它。
Again, approaching the neighbor to say, you need to move this.
这不安全。
It's not safe.
即使邻居之后加装绝缘材料，比如在你的车棚上，或者在电围栏上，做一些折中的处理。
Even if the neighbor would then put insulation in, maybe onto your carport, maybe onto the electric fencing, some sort of a middle ground that can be done.
这是一种尝试解决这个问题的方法。
It is one way to try to resolve this.
如果不行，再次向法院提出申请，要求移动这道电围栏。
If not, again, the same application to the court saying we need to have this electric painting moved.
这是一个安全问题。
This is a safety issue.
同样，我不认为法院会驳回这个申请。
Again, I don't see a court turning this application down.
好的。
Okay.
所以我觉得，每次都要上法庭，花这么多钱，最后真的值得吗？
So I think would there not be some I'm I'm always worrying about having to go to court and all the money and these sort of things is worth it in the end.
有没有什么法律或法规的其他方面，能让你让他们处理这道围栏？
Is there nothing legal or law or some other facet of the law that you could actually get them to do something with a fence?
因为这确实很严重，这真的很严重，非常严重
Because that is actually a That's serious that's that's that's that's that's
这是一个安全问题。
that's safety issue.
在那里，你可以找市政部门介入。
There, you could bring in the municipality.
好的。
Okay.
因为在这边，你可以说电流可以从一个点转移到另一个点。
Because on that side, you could then be saying that there is a current that can be moved from one point to another.
所以市政的电力部门确实有检查员，他们可以前来查看，并判断这是否构成安全问题，或者是否需要移动电流，他们有权介入处理。
So the electricity department of the municipality do have inspectors who should be able to come out, have a look at that, and then be able to say whether or not this is a safety issue or whether this current is going to be moved, and they would be able to step in.
但考虑到这是同一个邻居、同一个问题，如果要上法庭，不如把所有事情一并提交。
But considering it's the same neighbor, it's the same issue, if are going to court, you might as well throw it all in the same
一起处理。
hand.
但在这方面，你能理解这个摄像头的情况。
But in this respect though, I mean, you can understand the camera.
这个摄像头是由安保公司安装的，朝向正确。
That was installed by the security company facing in the correct direction.
邻居显然把它移动了。
The neighbors obviously moved it.
明白吗？
Okay?
但在第二种情况下，安装电围栏和那个钢制车棚的公司就在现场，他们理应意识到距离钢制车棚太近了。
In the second case, though, the company installing the electric fence and that steel carport was there, surely they should have realized that it's a little bit too close to a steel carport.
我的意思是，你瞧，邻居可能对电围栏公司有索赔理由。
I mean, you know, so you sheep the neighbor could possibly have a case against the the electric the electric fence company.
有可能。
Possibly.
但同样，目前我们还不知道这个通风口是什么时候安装的，车棚是什么时候建的，用了什么类型的钢材，以及通过的电流类型。
But, again, at this point, we don't know all the information about when this venting was put up, when the carport was put up, the type of steel used, this type of current that's going through.
所以我们没有足够的信息来断定这确实是一个安全隐患。
So we don't have the information to say, yes, this is definitely a safety issue.
这可能被视为一个安全隐患。
It could be seen as a safety issue.
我们可能会找来进行安装的承包商，他们可能安装了某些设备，或者他们可能测试过甲烷并说，嗯，它没有电流。
We could have the contractors that came in and did the installation who have maybe put up certain installation, or they might have tested the methyl and said, well, it doesn't carry a current.
我们现在还不知道这些情况。
We don't know this at this time.
因此，目前最好的做法是进去检查一下，看看情况，然后再去找他们。
That's why at this point, it's best to get in and inspect it to have a look and then go after them.
而且，邻居才是责任方。
And again, the neighbor is your party at fault.
是他们把东西放在那里的。
They are the ones that have it in store.
这东西是属于他们的。
It does belong to them.
如果这是我的邻居，我会采取行动。
If this was my neighbor, I would be taking action.
好的。
Okay.
所以，关于围栏，首先你作为写这封邮件的听众，可以请一名检查员来评估一下，问问他们对这道围栏的看法。
So possibly the first thing when it comes to the fence is maybe you yourself as the the listener who wrote us this email, they could then call in an inspector and say, are you what is your opinion of this fence?
没错。
Correct.
这样他们就有了正当的理由来对围栏提出异议。
So they would have some sort of legitimate reason for having a problem with it.
没错。
Correct.
所以不能只是说，哦，你就是没事找事。
So not just, oh, you're just, you know, boring for nothing.
不。
No.
其实我请了一位懂这方面的专家来做检查。
Well, I actually got an inspector in who knows about this stuff and this.
那么，他们去哪里找这样的人来做检查呢？
So what sort of inspect where would they find one of these people?
我们可以联系当地的市政部门。
Well, we could contact the normal municipality.
市政部门会有 inspectors。
Municipality would have inspectors.
他们也可以联系另一家做类似安装的安保公司，让它们也给出意见。
They could contact another security company who does the sorts of installations, and they could give an opinion on it as well.
只要你有专家的意见，而不是
As long as you have an expert opinion and not My
住在下面的我的朋友鲍勃
friend Bob from down
那条路上的。
the road.
没错。
Exactly.
你知道，你叔叔的邻居，可能二十年前被电过一次，就觉得自己什么都懂。
You know, your your your uncle's neighbor who happened to have maybe gotten electrocuted once in twenty years ago who says he knows everything about it.
不行。
No.
一个有资质的人，能明确地说出这到底是怎么回事。
Someone who has credentials who can definitely say this is what it's this is what it's all about.
好的。
Okay.
太好了。
Great.
所以对于写信的听众来说，你有不少解决办法，而且在两种情况下，你都是对的。
So to the listener who wrote this, you have got quite a few remedies, and basically, in both instances, you are in the right.
你是对的。
You are in the right.
你完全有理由继续追究下去。
And you've got every reason to take this further.
对。
Correct.
好的。
Okay.
没错。
Right.
如果你有任何问题，请拨打0892102010或发送短信至40938。
If you have any questions, 0892102010 or SMS on 40938.
下一个问题是，我想这可能是每个人的噩梦。
The next one is I think it's everybody's nightmares.
听众说，我买的房子里被赶出来了，因为中介没有付钱给房主。
The listener says, I'm being evicted from the house that I bought because the agent didn't pay the owner.
我该怎么办？
What should I do?
好的。
Okay.
这个情况需要更复杂的处理，因为我们掌握的信息不多。
This one needs a little bit more complicated because we don't have a lot of information.
对于向我们发送这个情况的听众，如果你愿意打电话进来，提供一些更多细节，我想我们需要相当多的信息，因为这听起来确实有点混乱。
With the listeners listening that sent us that, if you'd like to call in and maybe give us a little bit more information on that, because I think we might need quite a bit more because that just sounds a little hectic to
我明白了。
me.
是的。
Yes.
这个问题非常开放。
This is very open ended.
我会尽量全面地分析这个问题。
I'll try to sort of cover all the bases on this.
但当我们审视时，这位听众正被赶出房子。
But when we look at it so the listener is being evicted from the house.
所以这个人听起来像是买了房子，而不是租房。
So the man couldn't sounded like they bought, not they're renting rather than buying.
如果你被驱逐，是因为他们没有付给房主钱。
If you're being evicted, they didn't pay the owner.
可能有些人通过中介支付租金。
May because some people pay rent through the agent.
我被驱逐出我买下的房子，因为中介没有把钱付给房主，
I'm being evicted from the house that I bought because the agent didn't pay the owner what
他们，好的。
they Okay.
也许他们占用了房子并住了进去。
Should maybe they took occupation and life.
占用了房子。
Took occupation.
如果我要描述一个情景，我会说，这栋房子通过中介出售了。
So if I were to sketch a scenario, I'd say that the buy, the house went on sale through an agent.
买家来了，很喜欢这栋房子，想买下来，签了购房意向书。
The buyer came along, loved the house, wanted to buy the house, signed an OTP.
购房要约。
Offered to purchase.
购房要约。
Offered to purchase.
要么支付了定金，要么将全款支付给了中介。
Either paid the deposit or paid the full amount to the agent.
中介的责任是将款项支付给卖方，律师负责办理过户手续，房屋随后完成产权转移。
The agent's responsibility is then to pay the seller, The attorney will do the transfer, and the house would then change hands.
根据我们所掌握的信息，似乎资金只从买家转到了中介一次，但中介并未将款项再次支付给卖方，因此实际上这笔交易并未完成。
From what we or from the information that we have, it seems as if the money changed hands once from the purchaser to the agent, and didn't change hands a second time from the agent to the seller, and now there's essentially no sale.
没有交易，就没有过户。
And without a sale, there's no transfer.
没有过户，买家就对房屋没有任何权利。
Without a transfer, the purchaser has no right to the house.
不过，你通常会把钱支付给中介吗？
Would you normally pay the money to the agent though?
通常情况下，购房要约或购买意向书会允许买方将定金支付给中介，但在99%的情况下，如果购房不涉及按揭贷款，现金会直接支付给产权过户律师。
The usually, a OTP or the offer to purchase would allow a deposit to be paid to the agent, where 99% of the time, if the property is being bought without a bond, the cash gets paid to the conveyancer, to the attorney.
律师在产权过户时再将这笔款项支付给卖方。
The attorney then pays that money to the seller upon transfer.
这并不是说中介不能作为资金的保管方。
Again, this is not to say that the agent cannot be the party to hold the money.
只是通常情况下，资金是由律师来保管的。
It's just usually it's the attorney that holds the money.
如果涉及按揭贷款，资金就不会直接交接，因为银行会出具担保，承诺在过户时支付款项。
If there's a bond involved, then the money doesn't change hands because the bank will issue a guarantee to say we will pay the money upon transfer.
过户完成。
Transfer happens.
银行付款，卖方自然就能收到钱。
The bank pays out, and the seller obviously gets his money.
根据我们掌握的信息，买方将钱支付给了中介，然后就入住了。
Now from the information that we have, the purchaser paid the money to the agent and then took occupation.
代理人没有把钱支付给卖方。
The agent didn't pay the money to the seller.
这表明过户无法进行，因为没有支付任何款项。
Now what that says is that transfer could not go through because no money was paid.
卖方仍然是房产的所有者，因此，卖方有权提出驱逐申请，因为他们确实拥有这套房子，而房子里却住着一个不该住的人。
The seller remains the owner of the property, and therefore, the seller is within his or her right to bring an eviction application because they do own the house, And there is somebody living in the house that's not supposed to be there.
现在，为了更深入地分析这个问题，我们需要查看购房要约。
Now, to go a little bit further into this, we need to look at the offer to purchase.
当时的条件是什么？
What were the conditions?
是否原本打算通过按揭贷款？
Was it supposed to be a bond?
如果原本打算通过按揭贷款，那么贷款是否已获批？
If there was supposed to be a bond, was the bond granted?
因为如果贷款已获批，代理人就无权收取这笔款项。
Because if the bond was granted, the agent could not take the money.
这笔钱本应支付给卖方。
The money would have been paid to the seller.
这意味着卖方可能违反了这项协议。
That means that the seller could be in breach of this agreement.
如果是这种情况，买方可以争取让协议生效，从而避免被驱逐。
And if that's the case, the purchaser can fight to have the agreement upheld and not be evicted.
如果代理人携款潜逃，还有诚信基金。
If the agent has run off for the money, there is the Fidelity fund.
如果代理人涉及诚信基金。
If the agent is Fidelity fund.
现在已注册。
Now Registered.
是的。
Yes.
我本来打算谈到这一点，但这又是另一个独立的问题。
I was going to come to this, but this is a separate issue again.
这非常复杂。
It's very complicated.
是的。
Yes.
这确实变得极其复杂，因为现在每个经纪人必须在协会注册，哦，抱歉。
This does become awfully complicated because now every agent needs to be registered with the institute Oh, sorry.
在房地产代理事务委员会。
With the estate agency's affairs board.
现在他们是所有房地产经纪人的监管机构，无论他们是从事销售还是租赁，只要是不动产行业都包括在内。
Now they are the overseeing body of all estate agents, whether they're doing sales or rentals, whatever the case may be in the immovable property sector.
他们必须通过房地产代理事务委员会获得有效的诚信基金证书。
They must have a valid Fidelity fund certificate through the EAAB.
这个诚信基金证书本质上是一种保险。
Now that fidelity fund certificate is essentially insurance.
如果你只想简单直白地理解，它本质上就是一种保险。
If you want to just take it as, you know, as plain as simple as it is, it is essentially insurance.
如果买家支付了一笔钱给某位经纪人，而该经纪人携款潜逃，买家可以向EAAB提出索赔，EAAB将赔付被盗的资金。
And this is that if a purchaser pays to an agent x amount of money, and that agent runs away with the money, the purchaser can put in a claim with the EAAB, and the EAAB will then pay out the money that was stolen.
但只是希望这位经纪人现在至少是注册过的。
But just hoping that this agent now possibly is registered.
这就是我们问题的所在。
That's where our problem comes in.
如果经纪人已向EAAB注册并持有有效的诚信基金证书。
If the agent is registered with the EAAB and has a valid Fidelity fund certificate.
这是需要每年续期的吗？
Is this something that has to be renewed every year or something?
每年都需要进行审核。
Every year needs to be reviewed.
这是经纪人需要支付的一笔费用。
Is a amount that needs to be paid by the agent.
经纪人需要参加某些考试。
There are certain exams the agents need to write.
他们需要达到某些要求。
There are certain points that they need to get.
这整个系统是有其架构的。
There's an entire system to this.
换句话说，EAAB希望确保代理们熟悉相关法律，行为合乎道德，信托账户经过适当审计，简而言之，他们不会从公众或其他人那里盗窃资金。
In other words, the EAB wants to ensure that the agents are up to speed on the relevant laws, that they are acting ethically, that the trust accounts are properly audited, you know, essentially, that they are not stealing from the public or anyone else.
如果该代理在交易完成时未在EAAB注册，或未持有有效的诚信基金证书，那么EAAB将不予赔付。
If the agent was not registered with the EIAB or did not have a valid Fidelity fund certificate when this deal was concluded, they are not going to pay out.
因为他们当时并未属于EAAB的监管范围。
Because they did not, or the agent did not fall under the EAAB at the time.
如果出现这种情况，买家唯一的救济途径就是私下起诉该代理。
And if that's the situation, then the only recourse that the purchaser would have is to privately sue the agent.
好的。
Okay.
但如果现在有听众正在收听，而你正是发来这封邮件的人，如果你想获取更多信息，不妨给我们打个电话。
But if that listener is listening now and that was your email that came in, would if you'd like to get some more information, possibly just give us a call.
任何人都可以拨打0892102010或发送短信至40938联系我们。
And, well, anyone can give us a call on 0892102010 or SMS on 40938.
因为如果我们掌握更多信息，或许能更好地了解当时的情况。
Because if we had more information, possibly we could get a better idea of what the situation was.
如果我们掌握更多信息，肯定能给出更明确的方向。
Could definitely give more more direction as to which way to go if we had more information.
好的。
Okay.
对。
Right.
正如我所说，如果您想来电咨询，请拨打0892102010或发送短信至40938。
As I mentioned, if you'd like to call in, 0892102010 or SMS on 40938.
坦白说。
Let's face it.
高中毕业阶段的学业压力确实很大。
The workload that comes with matric can be stressful.
但有了SABC教育虚拟学院，就不必如此了。
But with the SABC Education Virtual Academy, it doesn't have to.
CEVA为高三学生提供关键学习领域的丰富学习支持材料。
CEVA offers matrics a world of learning support materials in key learning areas.
支持内容包括视频课程、课程笔记、复习闪卡、自我评估活动等。
Support includes video lessons, lesson notes, revision flashcards, self assessment activities, and much more.
明智一些，别错过，访问seva.co.zeda。
Be wise or don't miss out or visit seva.co.zeda.
这是SABC教育倾力推出的自豪项目。
A proud initiative brought to you by SABC Education.
丰富心智，丰富人生。
Enriching minds, enriching lives.
来自电视执照办公室的新闻。
News from the TV license office.
通过我们新推出的短信余额查询功能，您现在可以方便地在手机上查询电视执照余额。
With our new SMS balance query function, you can now get your TV license balance conveniently on your cell phone.
发送您的身份证号码或电视执照号码到44210，即可查询。
SMS your ID number or TV license number to 44210 and voila.
44210。
44210.
按标准短信费率收费，快捷方便。
Standard SMS rates apply quick and easy.
电视执照带来改变。
TV licenses make a difference.
当全世界齐聚俄罗斯，见证这一全球最盛大的体育赛事之一——国际足联世界杯时，最精彩的故事将就此展开。
The greatest story will unfold in Russia as the world gathers for one of the biggest global sporting events, the FIFA World Cup.
从6月14日到2018年7月15日，32个国家将展开角逐。
It is the battle between 32 nations from the June 14 to the 07/15/2018.
请锁定SABC电视频道和SABC广播电台，实时观看。
Tune in live to SABC TV channels and SABC radio stations.
SABC是2018年俄罗斯国际足联世界杯的官方转播机构。
SABC is the official broadcaster of the FIFA World Cup twenty eighteen Russia.
最精彩的故事正在上演。
The greatest story unfolding.
没人比车与钥匙更懂规矩。
No one lays down the law like car and key.
这是关于SFM的法律报告。
This is the law report on SFM.
对。
Right.
我们马上进入热线，但提醒一下，如果您想来电，请拨打0892102010或发送短信至40938。
We're going to go to the lines in a moment, but just to remind you, you'd like to call in, 0892102010 or SMS on 40938.
我想我们有来自奥姆塔塔的肖恩在连线。
I think we have Sean on the line in Omtata.
肖恩，晚上好。
Sean, good evening.
肖恩在吗？
Is Sean with us?
不。
No.
他们还在设法联系肖恩。
They're still trying to get Sean.
肖恩，你在吗？
Sean, are you with us?
不。
No.
还没呢。
Not yet.
对。
Right.
我们再回过头说说房产中介那件事，当你和房产中介打交道时，你真的会问他们是否注册了吗？
Just to go back to that one about the estate agents and how do you actually do you just ask when you when you when you are dealing with an estate agent, do you ask them if they're registered or
你就是得问他们。
just thing to do is you need to ask them.
如果他们确实注册了，就会获得一份证书，上面有非常醒目的日期和金色印章。
Now if they are properly registered, they get not only a certificate with a date that's, you know, quite bold on there, and it's got a gold stamp.
所以复印件是没用的。
So a copy, no good.
好的。
Okay.
你需要看到真正的金色印章。
You need to see the actual gold stamp.
上面有日期。
It's got a date.
他们还会得到一张身份卡，上面有他们的姓名、身份证号等所有信息。
They also get an identity card with their name, ID number, everything
上面都有。
on it.
你可以拿一份复印件。
And you can take a copy of that.
你可以拿一份副本，所以如果你在和中介打交道，最好的做法是直接问中介。
You can take a copy So of if you are dealing with an agent, the best thing to do is always ask the agent.
要坦诚相待。
Be upfront about it.
记住，这笔交易涉及的金额很大。
Remember, you are there's a lot of money on the line.
无论你是中介，抱歉。
This is whether you are an agent or I'm sorry.
无论你是卖家还是买家。
Whether you're a seller or a purchaser.
这笔交易涉及的金额很大。
There's a lot of money on the line.
这是一笔即将完成的大额交易。
That's a very big transaction that's about to go through.
要坦诚地问中介：你注册了吗？
Be upfront with the agent and say, are you registered?
你现在的FFC是有效的吗？
Is your FFC valid as we speak right now?
给我看一下证明。
Show me proof.
好的。
Okay.
你完全有权利这样做吗？
And you're quite entitled to do that?
你完全有权利这样做。
You are fully entitled to do that.
好的。
Okay.
如果他们无法向你出示，如果说‘它在办公室’，你就说没关系。
If they cannot show that to you, if they say, well, it's at the office, you say, that's fine.
去你办公室把它拿过来。
Go to your office and bring it through.
我很乐意签署你的文件。
I'm happy to sign your paperwork.
如果没有，我是不会签的。
Without that, I'm not signing.
对吧？
Right?
不仅仅
More than
是保护你自己。
that safeguarding yourself.
你必须保护好自己。
You have to safeguard yourself.
不仅如此，你还可以记录他们的信息，如果他们是诚实的经纪人，就必须准备好提供这些信息，然后你可以登录EAB网站进行查询。
More than that, you can take their details, which they let's if they're an honest agent, they have to be prepared to give you these details, and you can go online to the EAB website, and you can run a search.
你可以查看这个人是否注册过，或者直接打电话给EAAB，告诉他们：这是我正在打交道的经纪人，所属机构是哪一个。
And you can see if this person is registered, or you can pick up the phone to the EAAB and you can say to them, this is the agent I'm dealing with with whichever agency it happens to be.
这是这个人的名字。
This is the person's name.
他注册了吗？
Are they registered?
因为可能会出现这种情况：代理人会告诉你，我没有保证金基金。
Because what might happen is the agent might say to you, I don't hold a Fidelity fund.
然而，我所在的公司确实持有保证金基金，这也是有效的。
However, the agency I work for does hold the Fidelity fund, which is also valid.
因为如果代理人是通过公司雇佣的，而他携款潜逃或做出不道德的行为，公司的保证金基金将进行赔付。
Because if the agent is employed through the agency and the agent runs away with the money or does something that's unscrupulous, the agency's FFC will pay out.
所以你仍然受到保障。
So you will still be covered.
好的。
Okay.
但只需再多花五分钟，再仔细核对一下
But just take that extra five minutes and just double
展开剩余字幕（还有 480 条）
检查一下。
check.
花五分钟检查一下。
Five minutes and check
可以帮你省去很多麻烦。
on save yourself a lot
麻烦。
of hassle.
记住，现在花五分钟时间，能帮你省下一大笔法律费用。
Remember, five minutes of your time now is gonna save you a fortune in legal fees later.
好的。
Okay.
对。
Right.
我觉得我们已经接通了肖恩的电话。
I think we've got Sean on the line.
肖恩和阿姆塔莎，晚上好。
Sean and Amtasha, good evening.
你好，肖恩？
Hello, Sean?
肖恩，你好。
Sean, hello.
我以为我们没有他，结果我们又有了。
I thought we had we didn't have him, then we did have him.
肖恩，你在吗？
Sean, are you with us?
不在。
No.
我们会尝试再联系肖恩。
We will try and get back to Sean.
肖恩，我们本希望他在线，但他却不在。
Sean, so we're sort of not on the line when we're all hoping it to be.
我们收到了另一条短信。
We're going to another SMS we've just got.
短信上说：我希望您能就出售房产的流程给予我一些指导。
It says, I hope you'll be able to give me some guidance on the process of selling my property.
我的父母去世了，而且没有留下遗嘱。
My parents passed on and there was no will.
这件事正在由一位律师处理，她正在与主事办公室协调。
The matter is with a lawyer which she's sorting out with the master's office.
您的指导是为了让我更好地了解情况，请帮助我。
Your guidance is to educate and give me better understanding, please.
我正在等待您的回复。
I'm awaiting your feedback.
好的。
Right.
所以父母去世了。
So the parents died.
有房产，但没有遗嘱，现在律师正在与主事办公室处理这一切。
There was property, and there was no will, and then the lawyer's now sorting that all out with the master's office.
好的。
Okay.
这一点，同样很复杂，但法律往往就是这样。
That one, again, complicated, but as law, unfortunately, happens to be
一直都是这样。
Always is.
如果父母去世，房产登记在父母名下且没有遗嘱，房产将转移给父母的法定继承人，无论他们是誰。
If the parents have passed away and the house was in the parents' names without a will, the house would then move over to the parents' heirs, whoever that may be.
所以，可能这位听众是独生子女。
So it might be the listener as a single child.
也可能涉及兄弟姐妹或其他情况。
There might be siblings involved or whatever the case is.
如果我们只考虑这位听众的情况，父母的遗产将通过主事办公室清算，然后房产将转移给继承人。
If it's if we take it at just the listener, what will happen is the parent's estate will be wound up through the master's office, and then the property will be transferred to the heir.
这是一种产权过户，将房产证上的名字变更为继承人，房屋现在归继承人所有。
This is a transfer, changes names on the title deed, the house now belongs to the heir.
但他希望他把房子卖了。
He wants him to sell it though.
到那时，他就完全有权出售房产了。
At which point he's fully entitled to sell it.
一旦遗产清算完毕。
Once the once the prop once the estate's been wound up.
现在有两种方式来完成出售。
Now there are two ways to do the sale.
一方面，你可以等到房产正式过户到你名下，然后找一个经过Fidelity基金认证的中介，签约并挂牌出售。
On the one hand, you can wait for the property to come into your name, in which case you then get an agent whose Fidelity fund you have checked, sign it up, put it on the market, and sell.
这是正常的买卖流程，没有任何问题。
Normal sale, normal transaction, nothing funny about that.
但问题是，你需要从父母名下过户到你名下时缴纳转让税。
But the problem with that is that you have to pay transfer duty from the parents' names to yours.
是的。
Yes.
好的。
Okay.
这可能会很贵。
And that could be quite pricey.
是的。
Yes.
好的。
Okay.
第二种方式是将房产从遗产中出售。
Second way that you can do it is you have the property sold out of the estate.
所以，如果这是最终目标，如果你无意保留房产、出租或搬入，无论什么情况，你都可以直接从遗产中出售。
So if this is the final goal, if you have no intention of holding onto the property of renting it out or moving in or whatever the case may be, you can sell it directly from the estate.
当遗产执行人被任命时，通常如果没有遗嘱，也没有被继承人指定。
Now when the executor of the estate is appointed now usually, if there's no will, no one has been nominated by the deceased.
在这种情况下，其中一个孩子。
In that case, one of the children.
如果只有一个孩子，如果有两个，就选一个，这个人就会成为遗产执行人。
If it's an only child, if there's two, you pick one, and that person then becomes the executor.
遗产执行人被视为掌控遗产的人，就像逝者还活着一样，可以做出所有必要的决定。
The executor is seen as the person in control of the estate, as if the deceased was still alive to make whatever decisions need to be made.
你可以以遗产执行人的身份签署买卖合同和购房要约。
You can then sign the deed of sale, the offer to purchase, as the executor of the estate.
房产直接从遗产中出售，因此它永远不会成为你的财产。
The property is sold straight out of the estate, so it never becomes yours.
它是直接出售的。
It's sold directly.
通过出售产生的资金将被存入遗产中。
The money that's generated through the sale will then be put into the estate.
所以你实际上是用资金替代了房产。
So you're basically substituting the property for the money.
当遗产最终清算时，资金将支付给继承人，而不是直接转移房产。
When the estate is then wound up, the money gets paid out to the heir instead of the property being transferred.
所以，如果你打算出售房产，这正是最终目标。
So if you are looking to sell the property, that's the final goal.
直接出售实际上能为你节省费用，因为你一开始就不需要支付过户费，也不必在出售时再支付第二笔佣金。
It will actually save you money by selling it directly because you're not paying transfer fees to start with, and you're not having to pay a second commission on the property when you're selling it.
显而易见，如果你在初期选择接收房产过户，那就需要支付过户费用。
Obviously, if you're taking a transfer in the initial stages, you pay the transfer.
你不需要支付佣金，因为没有中介参与。
You don't pay a commission because there's no agent involved.
但如果你打算出售，就跳过过户手续，直接把房产卖给遗产，然后拿走现金。
But if you wanna sell, skip the transfer duty, sell it out to their estate, take the money.
所以这相对简单。
So it's relatively simple.
确实很简单。
It is quite simple.
嗯，我想我们把Sean重新连上线了。
Well, I think we found Sean back on the line.
Sean和Mtata，晚上好。
Sean and Mtata, good evening.
你好，Sean？
Hello, Sean?
哦，看来电话出了点问题。
Oh, apparently, there's a problem with the phone.
我不清楚具体是什么情况，但每次刚接通一个人，对方就突然断了。
I don't know what it is, but every time they get somebody on the line, then they disappear.
好吧，我们再试一次，希望能成功接入下一位嘉宾。
Well, we're gonna try and hopefully get our next guest up.
也许这次会顺利一些。
Maybe we'll have more luck with that.
有可能又是线路一的问题在捣乱。
Possibly, it's that line one thing again causing trouble.
我不知道。
I don't know.
但那个肖恩·沙姆肖，你可能正在收音机里听我们，心里想着：我在这里。
But that Sean Shamshaw, you're probably listening to us on the radio and thinking, I'm here.
我在这里。
I'm here.
我们听不到你。
We can't hear you.
不过我们会继续尝试。
We will keep trying, though.
在等待肖恩的同时，又收到一条短信，内容是：入住公寓三周内，天花板上出现了一个因天花板空间漏水而形成的潮湿斑点。
Another SMS in the while we're waiting for Sean, it says within three weeks of occupation of a flat, a damp spot appeared on the ceiling from a leak in the ceiling space.
我们确信这是卖家未指出的隐蔽缺陷。
We are convinced that it was a patent defect that was not pointed out by the seller.
这将是一笔昂贵的维修费用。
It will be an expensive repair.
我们有什么救济途径？
What recourse do we have?
这算是一种买者自慎的情况吗？
Is this a sort of buy beware thing?
或者
Or
这 definitely 可以是一种买者自慎的情况，因为如果像这样的缺陷，而缺陷被重新粉刷过，记住，我们有不同的情况：卖家修复了缺陷，但修复得不正确。
This can definitely be a buy beware thing because if it's a defect like that, if the defect was painted over now, remember, we have different types of we have a defect that was repaired by the seller and repair was not done correctly.
如果是这种情况，那就是买者自慎。
If that's the case, it's buy beware.
你买这个脚凳时是按现状购买的。
You've bought the footstwitz as is.
很难证明卖家故意隐瞒了这个问题。
Very difficult to show that this is something that the seller deliberately tried to hide away.
如果你能证明卖家试图隐瞒这个问题，那可能构成欺诈性虚假陈述。
If you can prove that the seller was trying to hide this away, that could be fraudulent misrepresentation.
但你要怎么证明这一点呢？
Now how would you prove that though?
这正是关键所在。
That's the thing.
你得请专家来鉴定。
Again, you need to get experts in.
你需要找人指出，你看，这里的油漆和那边的不一样，这是仓促修补的痕迹，而那边根本没做过任何处理。
You need to get someone who says, oh, well, you can see that this paint is different to that paint, which is quick patch up versus there was no work done at all.
只是涂了层漆而已。
It was only paint.
很明显，这个人就是想把这个问题遮掩起来。
Clearly, this person just wanted to hide this thing away.
或者，你也可以看到整个屋顶的一部分都被重新做过。
Or alternatively, you could see an entire section of the roof was redone.
屋架也被重新更换了。
Trusses were redone.
这个人确实试图解决这个问题，但失败了。
This person definitely tried to fix this problem but failed.
所以有人得爬到屋顶上去检查一下，实际上得...
So someone would have to go up in the roof and check out the Someone actually
必须去检查整个这一部分。
have to go and check this entire thing.
这可能会相当困难。
It can be quite difficult.
另一点是，如果这是开发商，当你购买期房或购买一个大规模分契产权项目时，那里建起了数十个单元，开发商将受《消费者保护法》管辖。
The other thing is, if this was a developer, if you were buying off plan or you were buying in a massive sectional title scheme that's gone up and, you know, it's just dozens of units being sold, the developer would fall under the Consumer Protection Act.
因此，他们不能以‘现状出售’或‘按现状’作为辩护，因为他们是在正常经营过程中出售单元。
So they would not have a defense of footstools or as is because they are selling units in the ordinary course of business.
然而，如果是一个个人卖家，只拥有这套公寓一两年、十年，无论具体情况如何，然后决定出售，这种销售不能被视为正常经营行为，因此《消费者保护法》不适用。
However, if you have an individual seller who's just owned the flat for a year, two years, ten years, whatever the case may be, and then decided to sell, the sale cannot be seen to be in the ordinary course of business, which means the CPA is not going to apply.
正因为如此，你的缺陷问题将适用‘按现状’条款。
And because of that, your defects are going to fall under foot to it.
除非你能证明欺诈行为
Unless you can prove the fraudulgeousness
我认为最好的办法是让人到天花板里去看看，检查是否做过任何施工，或者能否发现任何修补过的痕迹
I'm say the best thing is to get somebody up in that ceiling and go and have a look and see if any work was done or if they can spot anything that's been patched or
是的
Yes.
但同样，这非常困难，因为一位专家可能会说，依我看来，我发现了这个问题。
But again, very difficult because one expert will say, in my opinion, I found this.
另一位专家可能因在特定领域经验更多或更少而持有略微不同的意见，这可能导致你陷入漫长的诉讼过程。
Another expert will might have a slightly different opinion, having maybe more or less experience in a particular field, and this can take you down a very long road of litigation.
好的。
Okay.
明白了。
Right.
我们还遇到了其他关于电话的问题，但有些人还是能联系上。
We are having other mentioned problems with phone, but some people are getting through.
所以如果你想尝试，可以拨打0892102010，或者发送短信到40938。
So if you'd like to try, it's 0892102010 or SMS on 40938.
希望如此，我们现在已经接通了来自Valcom的Tommy。
So fingers crossed, we've got Tommy on the line from Valcom.
Tommy，你在吗？
Tommy, are you with us?
不在。
No.
显然没接通。
Apparently not.
今晚电话真的完全没法用。
The phone is really not working tonight.
好的。
Okay.
非常抱歉，但我还是替他们问一下问题吧，因为我这里确实有这些问题。
I do apologize, but let me just ask the questions on their behalf because I do have them here.
肖恩说，他有个朋友搬进了一套公寓，一周之内，所有公寓租金都下调了，唯独他朋友的没降。
Sean says a friend of his moved into a flat, and within a week, all the flat rentals were reduced except for this particular friend.
所以也许这是因为那是新出租的房源之类的。
So that he but maybe that was because it was a new rental or something.
我不确定。
I don't know.
但这听起来真的很奇怪。
But that just sounds weird.
好的。
Okay.
所有租金都下调，这确实是个有点奇怪的情况。
So that's a bit of a strange scenario that all the rentals would be reduced.
这种事你平时很少听说。
It's not something you hear of quite often.
你通常不会
You're not normally
上涨而不是下降。
up instead of going down.
现在，我们需要看看这里进行的是哪种租赁类型。
Now well, now we have to look at the type of rental that is being done here.
如果是一个独立的公寓，月租金为5000兰特，由三人分摊，或者我们设为6000兰特，三居室公寓由三人分担。
If it's an individual flat and the rental amount is R5,000 a month, shared between or let's make it 6,000, between three people in a three bedroom flat.
每个人每月支付2000兰特。
Everybody's paying R2,000 a month.
如果租金下调，所有人都会同等下调，没有任何例外。
If the rental gets reduced, it gets reduced for everyone without, you know, with without anything.
原来是6000。
It's 6,000.
现在是5000。
It's now 5,000.
每个人实际上都减少了333兰特，因此这位朋友的租金也应当下调。
Everybody gets R333 off essentially, in which case the friend should have his rental reduced.
然而，如果我们考虑另一种情况，假设有三套独立的公寓，三位租客各自每月支付5000兰特，而房东决定将第一和第二套公寓的租金降至4000兰特。
However, if we were to take a different scenario, when we were to say there are three individual flats with three individual people, everybody was paying R5,000 a month, and the landlord has decided to give flat one and two a reduction to R4,000.
房东没有义务将减租也适用于第三套公寓。
There's no obligation to give the reduction to flat number three.
请记住，每位租客都拥有独立的居住权，而这项居住权附带其自身的租金、条款和租期。
Remember, each tenant holds a separate right to occupation, and that right to occupation comes with its own rental, its own terms, its own duration.
尽管可能使用的是标准租赁协议，但这并不意味着如果第一单元获得减租，第三单元也必须获得同样的减租。
Although it might be a standard lease agreement being used, it doesn't mean that if Unit 1 gets reduction, Unit 3 needs to get the same reduction.
房东与租客之间的关系仅限于该房东与该租客之间。
The landlord tenant relationship is between that landlord and that tenant.
这并不是一种共同的
This is not a communal
好的。
Okay.
行业。
Industry.
只是很不幸。
Just unfortunately.
不幸的是，如果是独立公寓，房东没有义务降低每个人的租金。
Unfortunately, if it is an individual flat, there's no obligation on the landlord to drop everybody's rental.
好的。
Okay.
之前，我们提到过一个关于邻居移动摄像头并在钢制车棚旁安装电网的短信。
Earlier, we did an s spoke about an SMS with a neighbor who was moving cameras around and putting up electric fences next to steel carports.
汤米，我们一直希望能连线他，但由于我们出色的电话系统今晚无法工作，我就直接问这个问题了。
Tommy, that we've hope been hoping to get on the line, but because of our fabulous phone system that isn't working tonight, I'll just ask I'll ask the question.
汤米说，邻居在他们的边界墙上开了个口，现在可以进入汤米的财产。
Tommy says the neighbors made an opening in their boundary wall and now has access to Tommy's property.
我的意思是，你不能这么做。
I mean, you can't do that.
不行。
No.
你根本不能这么做。
You can't do that at all.
就这么做。
Do that.
记住，边界墙本质上是指两块地或两个独立房产之间的任何边界墙，这面墙属于双方业主共同所有。
Remember, the boundary wall is essentially any boundary wall between two plots or between two separate properties, that boundary wall belongs to both owners.
这面墙的50%属于左边的业主，另外50%属于右边的业主
50% of that wall belongs to the owner on the left, and 50% of the wall belongs to the owner on
右边。
the right.
现在情况更糟了。
Got worse now.
这件事最离谱的地方在于。
It's got furthest thing about this.
据说，水流已经渗透到汤米家房屋的地基下面了。
Apparently, the water is going under Tommy's foundation of the house.
他们显然把墙打开了，因为他们不想让水积在他们的花园里，所以他们打开了墙——你不能这么做。
They obviously opened up the wall because they didn't want all the water lying in their garden, so they opened up the you can't do that.
不行。
No.
他们不能这么做。
They can't do.
他们现在所做的是在损坏他的房子。
What they are doing now is they are causing damage to his house.
通过打开这面墙，这是故意造成的损害。
And by opening the wall, it's intentional damage.
他们希望水能流过去。
They want the water to run through.
首先，这面墙在未经他同意的情况下是不应该被打开的。
So number one, the wall should not have been opened without his permission.
记住，这面墙有一半是他的。
It's remember, it's half of his wall.
第二，他的隐私权以及安全和保障权正受到侵害，因为现在任何人都可以 literally 通过这面墙进入他的财产。
Number two, his right to privacy and his right to safety and security is being impaired because now anyone can literally walk onto his property through the wall.
第三，我们看到潮气渗透，损坏了地基，这同样是损害。
And number three, we have damp going through, damaging the foundations, which again is damages.
他对此有巨大的索赔要求
He's got a massive claim against
损害。
damages.
第一步是什么？
What is the first step here?
第一步是
The first step here is
聘请律师。
Get an attorney.
聘请律师。
Get an attorney.
把墙再建起来。
Get the wall put up again.
没有什么能阻止我们再把这堵墙建起来，因为
Nothing's stopping putting this wall up again because
但我会担心花这笔钱建墙，因为邻居们会把它拆掉，你知道，水都渗到他们的花园里了，而且
But I would be nervous to spend the money putting that wall up because the neighbors are just gonna take it down because the water's in their garden, you know, and
我会说，花钱把墙建起来，阻止进一步的损害。
Well, I would say spend the money, get the wall up, stop further damage.
好的。
Okay.
如果这是首要事情的话。
If that's Rather First thing.
如果你要和邻居打官司，不如争取少赔一点，而不是等损失更大了再打官司，还得处理一大堆损害问题。
If you are gonna fight the neighbor, rather fight for a smaller amount than have to fight for a bigger amount and have to sort out quite a lot of damage.
损害的修复需要时间。
Damage does take time to sort out.
把墙重新立起来。
Get the wall back up.
阻止破坏，并让你的邻居规矩点。
Stop the damage and get your neighbor to behave.
但在你做这些之前，我要先拍下墙和水渗入地基的照片。
But what I would do before you even do that, take pictures of the wall and the water and going into foundations.
你拍了这些照片了吗？
Have you got all that
这才是你需要的证据。
It's what's evidence you need to get.
把这些都保留好。
Keep all of that.
就像你说的，他说地基正在遭受破坏。
You know, like you say, he's he says that he there's damage being caused at the foundations.
找个人来确认一下。
Get somebody in to confirm that.
你知道，墙有点湿是一回事。
You know, it's one thing for the wall to get a bit wet.
但出现霉菌或损坏就是另一回事了。
It's another thing for mold or damage to happen.
不管发生什么，都要请专家来处理。
Whatever's happening, get experts in.
你要清楚自己在说什么。
Know what you're talking about.
还要找一位律师。
And get an attorney.
找一位律师。
Get an attorney.
因为我们常常忘记，我们的法院、律师都懂法律。
Because one thing that we forget about our courts, attorneys, we know the law.
我们的法官也懂法律。
Our judges know the law.
你的律师不是一块石头。
Your attorney is not a boulder.
你的法官也不是医生。
Your judge is not a doctor.
他们会就此事参考专家报告。
They are going to take expert reports on this.
他们确实希望合理地了解本应或可能发生的情况，而这正是他们用来适用法律并得出结论的依据。
They do want to know reasonably what should have or could have happened, and that's what they're going to use to apply the law to get to their finding.
所以，尽可能收集所有能支持你主张的证据，一定要这么做。
So as much evidence as you can put together to substantiate your claim, always do that.
如果你曾采取过任何措施试图阻止水流出来，这里你可以主张返还所有相关费用。
And this is somewhere where if you've done any work to try and stop the water coming out, you can actually claim all that money back.
除了可以就地基受损提出赔偿外，如果墙体被拆除，你也可以就此提出索赔。
You can claim besides the fact that you can claim for damages for the foundations, if that's there, you can claim for the wall being taken down.
所有这些你都可以提出索赔。
You can claim for all of that.
为防止进一步损害而必须进行的工作。
Necessary work that you had to do to prevent further damage.
那你的律师费呢？
And what about your legal fees?
你也可以索赔你的律师费。
And you can claim your legal fees as well.
好的。
Okay.
但这是一个严重的案件。
So but this is a this is a serious case.
我的意思是，我觉得汤米在这个案件中会赢。
I mean, I would reckon Tommy would win with this case.
是的。
Yeah.
听好了。
Look.
根据我们掌握的信息，我看不出他会输，因为邻居们把墙拆了，让水流进来。
From the information we have, I can't see him losing because the neighbors taken the wall out to let the water come through.
你知道，我只是猜测这事儿不是发生在开普敦，因为我怀疑任何开普敦人都不会说‘我不想要水’。
You know, I I'm taking guesses it's not in Cape Town because I doubt I doubt any Cape Town would have said I don't want the water.
不会。
No.
至少现在不会。
Not now anyway.
我们可以说，我能再拆一块墙，让更多的水流出来吗？
We'll say, can I take another piece of wall out with some more of that water?
我不是想轻视这个情况。
Not to make light of the situation.
你明白吗？我们在这里的开普敦，真的极度缺水。
Tell me that, you know, we are desperate for we are desperate for water down here in Cape Town.
你这个案子很有道理。
You you have a case.
你应该拿这个
You should take this
这个。
one.
是的。
Yeah.
天啊，这真是，我的意思是，人们就是会做些事情，他们从不考虑自己的行为会对别人造成什么后果，这让我感到非常惊讶。
Man, this is I mean, people don't they just do things it fascinates me what people do for themselves without thinking of the consequences to somebody else.
这真让我觉得好笑。
It's just amuses me.
没完没了。
No end.
对。
Right.
正如我提到的，电话给我们带来了很大麻烦，但如果你愿意来电，也许可以给制作人留个言。
As I mentioned, the phone is giving us huge trouble, but if you'd like to call in, maybe just leave a message with the producer.
你可以把这个问题显示在屏幕上。
You can put the question up on this on the screen.
否则，你可以发短信。
Otherwise, you can SMS.
我认为今晚最好的方式是拨打40938。
I think it's probably the best way this evening on 40938.
我们马上回来继续与您互动。
And we'll be back with you in just a moment.
数千名跑步者再次聚集在开普敦，参加2018年旧互惠双海马拉松。
Thousands of runners gather again in Cape Town for the twenty eighteen Old Mutual Two Oceans Marathon.
56公里的超马赛事提供了大西洋和印度洋的壮丽景色。
The 56 kilometer ultra marathon offers breathtaking views of both the Atlantic and Indian Oceans.
这是世界上最美丽的马拉松。
It is the world's most beautiful marathon.
请在复活节星期六，3月31日清晨5:30，锁定SABC体育频道观看。
Join SABC Sports bright and early on Easter Saturday, March 31 at 05:30AM.
请收听SABC二台以及您喜爱的SABC广播电台，收听第49届连续举办的Old Mutual双海马拉松赛事。
Tune in to SABC two and your favorite SABC radio station for the forty ninth consecutive Old Mutual Two Oceans marathon.
本节目由SABC体育倾情呈现，只为热爱运动。
Brought to you by SABC Sport for the love of the game.
没人比卡爾和基伊更懂得立规矩了。
No one lays down the law like Carr and Key.
这是SAFM的法律报告。
This is the law report on SAFM.
好的。
Right.
现在我回到短信热线上的问题，因为正如我提到的，电话系统出了大问题，我们怎么也联系不上来电者。
And me back with some questions on the SMS line now because as I mentioned, the phone is giving us huge issues, and we can't seem to get anybody back on the phone.
我来逐条读一下这些短信。
I'll just go through the SMSs.
短信说：我被赶出了家门，有几个持枪的武装男子把我的所有物品都扔到了街上。
It says, I've been evicted from my house with men who are heavily armed with guns, and they're throwing all my belongings outside in the street.
我认为你首先应该报警。
I think your first port of call here is call the police.
当然。
Definitely.
你首先应该报警。
Your first port of call is to call the police.
如果有持枪、棒球棒、砍刀等武器的人闯入，或者他们只是礼貌地要求你离开，无论哪种情况，他们都没有权利这样做。
If there are men that have come in with guns, baseball bats, machetes, whatever the case may be, or they've just come in and politely ask you to leave, either way, they're not allowed to do that.
唯一能将人从房产中驱逐的方式是通过法院命令。
The only way to have somebody removed from a property is with a court order.
没有其他办法。
There is no other way to do it.
任何说还有其他方式的人都是错的。
Anyone who says that there is another way to do it is wrong.
如果你身处一栋建筑内，比如家里，你有权居住在此，那么必须有法院命令。
If you are in a structure, you're in a house, you had a right to occupation of this place, there must be a court order.
如果房东拆了门，让其他人住进你的房子，派人来驱赶你，这些都是违法的。
If the landlord has taken off the door, put other people in on top of you, put people in to remove you, this is illegal.
必须报警，而且必须立即制止这种行为。
The police need to be called in and they need to be put put to a stop.
一方面，这属于刑事处罚，因为这是非法的。
You can, on the one hand, it's a criminal sanction because it's illegal.
正如我所说，这并不违法。
As I said, it's not unlawful.
没有法院命令就驱逐他人是违法的。
It's illegal to evict someone without a court order.
你的房东可能因非法驱逐而被起诉。
Your landlord can be charged with an unlawful eviction.
这是一种刑事犯罪。
It's a criminal offense.
此外，你还可以申请一种叫做‘恢复占有令’的措施。
More to that, you can do what is called a spoliation order.
所谓剥夺占有令，是指当你对某物拥有占有权，比如一套公寓、一栋房子、不动产，实际上某些动产也包括在内，且你享有不受干扰的占有权，而有人非法将此物从你手中夺走时，你可以申请法院命令，恢复你对财产的占有。
Now, spoliation order is if you are in possession of something, you have undisturbed possession of something, such as a flat, a house, immovable property, in fact, certain movables as well, and somebody unlawfully takes this away from you, you can have a court order to reverse that, to have you put back into the property.
事实上，我最近就遇到一个案例，房东在通往厨房的门口安装了安全门，希望如果租客无法进入冰箱、炉灶等地方，就会被迫搬走。
In fact, I had a case quite recently where the landlord had put a security gate over the doorway leading into the kitchen, hoping that if the tenant can't get to the fridge and can't get to the stove and so on and so on, they'll back up and they'll leave.
你不能这么做。
You can't do that.
你无权这样做。
You're not allowed to do that.
租客所做的只是去法院，申请法律援助，向法院申请了剥夺占有令，六小时内门就被拆除了。
All the tenant did was court, went to legal aid, went to court, got a spoliation order, and the gate was taken off within six hours.
法警到达后，下令打开门。
Sheriff got there, said open the gate.
如果你不打开门，我们就自己拆掉门，并叫警察来。
If you don't open the gate, we're taking the gate off ourselves, and we're getting the cops in.
如果有人非法驱逐你，他们是无权这样做的。
If there are people there that are unlawfully evicting you, they're not allowed to do this.
你不仅可以对房东以及驱逐你的人提起刑事指控，还可以对他们提起民事诉讼。
You have criminal sanction against your landlord as well as the people that are evicting you, and you have a civil claim against them as well.
不仅是为了让你重新回到房产中，还包括你所遭受的任何损失。
Not only to put you back into the property, but also for any damages that you suffer.
是针对你的财物还是你本人？
To your goods or yourself?
财物。
Goods.
当他们搬走财物时，如果任何东西被损坏或丢失，你都可以提出索赔。
As they're removing goods, if anything is broken, anything is lost, you have a claim.
好的。
Okay.
明白了。
Right.
等一下。
Hang on.
现在收到了很多短信，我得回头看看那一条。
It's quite a lot of SMSs have come in now, and I have to just go back to the one.
我的房产在产权登记处登记在别人名下。
My property is registered in somebody else's name at the deed's office.
这是谁的错？
Whose fault is that?
这个问题有点宽泛了。
Well, that's a bit of a broad question.
你是买下这套房产的吗？
Did you buy the property?
你是继承了这套房产吗？
Did you inherit the property?
到底发生了什么？
What happened?
别人的名字是怎么上去的？
How did somebody else's name get on?
如果转让已经发生，那本应是转到你的名下。
Now if the transfer happened, it should have happened into your name.
你应该签署过某些转让文件，房产证也本应登记在你的名下。
You should have signed certain transfer documentation, and the title deed should have then been put in your name.
如果这些都没发生，那么很遗憾，我们需要追溯一长串事件，才能弄清楚为什么会这样。
If that didn't happen, there's unfortunately quite a long trail of events that we need to look at before we can determine why this has happened.
过去发生过的情况是，当你有一个分契产权项目，有1号单元和2号单元，但图纸上的编号被搞反了。
What has happened in the past, what I do know of, is where you have a sectional title scheme and you have Unit 1 and you have Unit 2, but on the plan, the numbers are reversed.
当房产被出售和转让时，你搬进了邻居的公寓，而邻居却搬进了你的房子，因为门上的编号弄反了。
And then when the properties are sold and transferred, you end up moving into your neighbor's flat and your neighbor moves into yours because the numbers on the doors are reversed.
这并不是世界末日。
That's not a end of the world.
这只是一个简单的更正转让，操作起来成本低、速度快。
That's simply a rectification transfer that gets done quite cost effective and quite quick.
但在这种特定情况下，我不清楚具体情况，所以无法给出详细回答。
But in this particular circumstance, I'm not sure what the situation is, so I can't really give a detailed answer.
是的
Yeah.
我们除了刚才念出的内容外，没有更多信息了。
We don't have more information other than what I've I've read out.
好吧。
So okay.
我们只能继续推进了。
We'll have to carry it.
如果卖方为自己的房产找到了买家，是否仍需通过房产中介，还是可以直接联系过户律师？
If a seller secures a buyer for his property, is an estate agent still required, or can the seller approach a conveyancer directly?
卖方可以直接联系过户律师。
The seller can approach a conveyancer directly.
不需要房产中介。
No need for an estate agent.
房产中介的职责是推广房产，并协助买家和卖家完成交易。
The estate agent's job is to market the property and to assist the buyer and the seller in seeing the deal through.
但主要是涉及房产的营销，将其推向市场并找到买家。
But mostly it comes into the marketing of the property, getting it to the market and finding a buyer.
如果卖方已经知道买方是谁，或者买方已经主动联系了他们，你只需预约过户代理人办理即可。
If the seller knows who the buyer is or the buyer has already approached them, you can simply make an appointment with the conveyance to go through.
过户代理人可以帮助你处理购房要约以及之后所需的所有事宜。
The conveyance will be able to help you with the offer to purchase and everything that you need after that.
好的。
Okay.
对。
Right.
这里有不少呢。
There's quite a number here.
我就按这个来吧。
I'm gonna just go with it.
我们刚才或两分钟前接到一个电话。
We've got a call in a moment ago or two ago.
不幸的是，我无法在节目中播出来自斯基索诺的报道，他说他以母亲的名义买了这栋房子。
I couldn't put it on the air, unfortunately, from Skosano who says he bought the house in his mother's name.
他的母亲去世了。
The mother died.
现在他可以直接把房子过户到自己名下吗？
Now can he just transfer it to his name or what?
不行。
No.
很遗憾，不行。
Unfortunately, not.
如果房子是以你母亲的名义购买的，而你母亲后来去世了，那么这栋房子就成为你母亲遗产的一部分。
If the house was bought into your mother's name and your mother then died, the house forms part of your mother's estate.
和我们之前的来电者一样，你必须处理你母亲的遗产清算事宜。
And as with our previous caller, you would have to wind up your mother's estate.
在遗产清算过程中，如果你是唯一的继承人，这栋房子就会转到你名下。
And through the winding of the estate, if you are the only heir, the house would then be transferred to you.
现在让我担心的是，如果没有任何遗嘱，比如有五个兄弟姐妹，三、四、五个兄弟姐妹，这所房子将成为遗产的一部分，出售所得款项将平均分配。
Now what worry concerns me here, if there was no will, for example, and maybe there's five siblings, three, four, five siblings, that house will form part of the estate, and that sale of that house, the monies would be divided equally.
对。
Correct.
所以
So
这个购买房子的人将拿不回自己的钱，不行。
this particular person who bought it would not get their own money back No.
除非遗嘱中明确将房子留给了他。
The unless it was left to him in the world.
如果遗嘱中明确将房子留给了他，那就没问题。
If it was left to him left you in the world, no problem.
这所房子就是你的。
The house is yours.
如果遗嘱中没有将房子留给你，而你有四个兄弟姐妹，总共五个人，那么你们每个人都将通过遗产平分这所房子。
If it was not left you in the world and you have four siblings and there's five of you all together, each of you are going to have an equal share in that house through the estate.
除非你能证明其他情况，比如你购买了这套房产，你付钱给母亲，无论是支付房产税还是其他费用，你们之间曾有协议，表明这套房子归你所有。
Unless you can show something else in which you had bought the property, you paid your mother, whether you were paying the rates or whatever, there was some agreement between the two of you that the house would be yours.
即使他买了它
Even though he had bought it
为了他们。
for them.
即使他买了它。
Even though he had bought it.
记住，他
Remember, he
把它登记在
Put it in
为任何人买东西。
buy something for anyone.
并不意味着它会回到你手里。
Doesn't mean it's gonna come back to you.
你可以把一座价值五千万兰特的豪宅送给你的母亲，位于坎普斯湾，希望将来能拿回来，但她却决定把它留给你妹妹。
You could give your mother a R50,000,000 mansion in Camps Bay, hoping you get it back, and she decides to leave it to your sister.
对此你真的无能为力。
There's nothing you can really do about that.
所以你必须非常谨慎。
So you've gotta be very careful.
你不能简单地把房子直接过户到你名下。
You cannot simply transfer the house into your name.
你必须先完成遗产清算。
You do need to wind up the estate first.
好的。
Okay.
我现在会尽量快速地过一遍这些内容。
I'm gonna try and go through these quite quickly now.
我必须说一声抱歉。
And I must just say, do apologize.
我收到一条短信，说这位女士能不能说慢一点，别在男士说话时插话？
I've got an SMS saying, can this woman speak slower and don't speak while the man is speaking, please?
我会尽量放慢语速，如果刚才打断了你，我很抱歉。
So I will try and speak slower, and I'm sorry if I've been speaking over you.
对此我深表歉意。
So I do apologize for that.
我不明白为什么今晚我说话这么快。
I don't know why I'm speaking so fast tonight.
好的。
Okay.
下一条说，我有个巨大的Lebes球，还带着Propel。
The next one says, I have a huge Lebes ball with Propel.
我不清楚Propel是谁，针对这套公寓，他们拒绝协商付款方式，而且金额还在不断上涨。
I'm not sure who Propel are for a flat, and they refuse to make payment arrangements, and it's getting higher.
从法律上讲，我该怎么办？
What do I stand to do legally?
从法律上讲，你需要支付你的管理费。
Legally, you need to pay your levies.
Propel 是一家协助业主委员会收取管理费的公司。
Now Propel is a company that assist body corporates with levy collections.
我们不会详细说明 Propel 是如何运作的。
We're not gonna go into the details as to how Propel works.
简单来说，他们是一家帮助业主委员会收取管理费的公司。
Simply, they are a company that helps body corporates with levy collections.
如果你欠了管理费，那就必须支付。
If you do owe money on your levies, you do need to pay that.
不幸的是，如果你不支付管理费，业主委员会有权将该案件移交律师、催收公司或其他任何相关方。
Unfortunately, if you are not paying your levies, then the body corporate is allowed to hand that file over, whether it be to attorneys, to debt collectors, to whoever.
正如我所说，Propel 协助业主委员会处理此事，这意味着他们拥有与业主委员会类似的权力。
Now Propel, as I say, they assist body corporates with it, which means they have the similar powers that a body corporate would have.
当案件被移交后，相关费用会附加到欠款上。
And when the file gets handed over, fees do get added onto this.
寄送催款信、传票、判决书等都会产生法律费用，这些费用你都需要支付。
There are legal fees for letters, for summonses, for judgments, and so on and so on that do go out, and you do need to pay this.
最好的做法是尽快支付这笔款项。
The best thing to do is try to pay this as quickly as possible.
但他表示他们拒绝安排付款计划。
But he's saying they refuse to make payment arrangements.
听好了。
Look.
拒绝安排付款计划并不等于他们拒绝接受付款。
Refusing to make payment arrangements doesn't mean they're refusing to take payment.
不要等着他们说‘好’。
Do not wait on them to say, yes.
在你开始付款之前，我们接受每月支付50兰特。
We accept R50 a month before you start making payments.
你每支付一笔款项，都会减少你欠他们的金额。
Every payment you make is going to reduce how much you owe them.
通过付款，业主委员会不太可能对你采取法律行动，因为他们正在收到款项。
And by making payments, it's less likely that the body corporate is going to take legal action against you because they are getting the money.
另外一点是，付款安排并不总是意味着如果你欠了2000兰特的管理费，他们会将这笔费用减至1000兰特。
Because another thing is payment arrangements do not always mean if you owe R2,000 in levies, they will reduce that to a thousand rand.
他们可能会说，我们不想把本金减少到1000兰特，但我们愿意每月收取200兰特用于偿还2000兰特的欠款。
They might say we don't want to reduce the capital to a thousand rand, but we will take R200 a month towards the R2,000.
如果他们不同意每月支付200兰特，你仍然要继续支付这200兰特。
And if they don't say yes to the R200 a month, still keep paying the 200.
你必须支付一些款项。
You have to pay something.
记住。
Remember
好的。
Okay.
管理费是一种法定义务。
Levies are a statutory statutory obligation.
你必须支付。
You have to pay it.
对。
Right.
好的。
Okay.
上面说，我是个学生，租了个地方，我的奖学金支付了全年租金，但提前付了一个月。
It says, I am a student renting a place, and my bursary paid the whole year's rent, but paid a month ahead.
我是否有权要求房东把多付的那个月份抵扣给我？
Do I have a right to ask my landlord that the extra month be paid towards me?
那会不会是押金之类的，你觉得？
Would that maybe not be the month's deposit or something, do think?
那可能是一个月的押金。
That could be a month's deposit.
如果这笔钱是作为损坏赔偿的押金支付的，那么这更多是你和奖学金机构之间的问题，而不是你和房东之间的问题。
If it is a damages deposit that has been paid over, then this is more a question between you and the bursary than it is between you and the landlord.
因为如果十二个月的租金已经提前支付，而第十三个月是作为押金支付的，那么问题就变成了这笔钱属于谁？
Because if the twelve months have been paid upfront and there was a thirteenth month which was paid as the deposit, the question then becomes whose money is that?
这笔钱是助学金代表你支付给房东的，还是助学金代表自己支付给房东的？
Was the money paid from the bursary to the landlord on behalf of you, or was it paid from the bursary to the landlord on behalf of the bursary?
因为一方面，他们可能会说，我们会为你提供住宿或住宿资金，无论如何。
Because on the one hand, they could be saying we will provide you with accommodation or with funds for accommodation, be that as it may.
他们已经支付了这笔款项。
They've made the payment.
你住满一年后离开，一旦你离开，他们就有权收回押金。
You stay there for a year and then you leave, and they are entitled to the deposit back once you leave.
另一方面，这笔钱是给你的，但我们支付给房东，但钱是你的。
Alternatively, this money is for you, but we're paying it to the landlord, but it's your money.
在这种情况下，如果你离开时没有造成任何损坏，你就有权获得第十三个月的款项。
In which case, you would be entitled to the thirteenth month should there be no damages when you leave.
所以，你需要实际去跟助学金部门跟进一下这件事。
So that is something you need to actually follow-up with the bursary.
这笔钱是谁的？
Whose money is it?
这笔钱仍然属于助学金机构，还是属于你的？
Does the money still belong to the bursary or is the money yours?
但归根结底，第十三个月的押金必须由房东退还。
But at the end of the day, the thirteenth month the deposit has to be refunded by the landlord.
好的。
Okay.
对。
Right.
我们之前问过那个关于房产登记在错误名字的问题。
That one that question we had about the property being registered in the incorrect name.
听众刚回来。
The listeners just got back.
很明显，那就是马贾维。
It's really you can just see it's Majawi.
他的名字是马贾维·约翰·莫洛佩，但在产权契据上显示为马孔尼·约瑟夫·莫洛佩。
His name is Majawi John Molope, but on the title deed, it appears as Manconi Joseph Molope.
所以前两个名字拼写错了。
So it's the first two names are incorrectly spelt.
好的。
Okay.
那是
That's
应该是马贾维，而不是马孔尼，第二个名字他们写成了约翰。
As opposed Mjawi as opposed to Mankone and the second name they put John.
哦，他的名字是约翰，但他们写成了约瑟夫。
Oh, his name is John, but they've put Joseph.
好的。
Okay.
那么我们现在来回答最后一个问题。
So now we have the last question.
这只是一个拼写错误吗？
Is this simply a spelling error?
这是否只是某人在某个环节打字时犯的错误？
Is it just a typing error that somebody made somewhere along the way?
身份证号码正确吗？
Are the ID numbers correct?
好的。
Okay.
这意味着你要核对身份证号码。
So that means you check the ID number.
好的。
Okay.
因为现在请记住，如果我们说John和
Because now remember, if we're saying John versus
嗯，他们称他为Najawi，这个人是在Corny上提到的。
Well, they're calling his name is Najawi as a person on Corny, which is on there.
所以如果我们说的是约翰和约瑟夫，但ID号码相同，那很可能是拼写错误。
So if we're saying, you know, John versus Joseph, if it's the same ID number, it's his prob most likely a sparing.
如果ID号码完全不同，那就是完全不同的两个人，这意味着我们需要进一步调查是谁犯了这个错误，以及我们需要采取什么步骤来纠正它。
If it's a completely different ID number, it's a completely different person, which means we gotta start digging a bit further to find out who made this mistake and what steps do we need to take to rectify this.
好的。
Okay.
对。
Right.
天哪。
Gosh.
我们只剩下大约八分钟了。
We've got about an eight minutes left.
我们还有很多事情要处理。
We've got so many things to get get through.
我如何在没有房产中介的情况下卖房，但通过我的律师来完成正式程序？
How do I sell a house without a property agent, but with my lawyers for convincing procedure?
正如我所说，这个
Well, as I said, the
目的，你不需要中介。
purpose You don't need the agent.
中介的目的是为你推广房产，出去寻找买家。
Purpose of the agent is to market the property for you, to go out and find a buyer.
如果你已经有了买家，你只需去找律师，说：我是卖方。
If you have a buyer, you simply approach the attorney and you say, I'm the seller.
这是买家。
This is the buyer.
我们希望完成产权过户。
We'd like a transfer to happen.
律师能够处理所有需要做的事情。
The attorney will be able to do everything that needs to be done.
好的。
Okay.
我想知道重新分区的流程，我觉得我们没时间处理这个了。
I want to know the procedure to rezone I don't think we've got time for this one.
我们会尽量给你一些基本的信息。
We will try and give you some very basic information.
将住宅用地重新分区为社区服务中心或教堂。
To rezone a residential property to a community service center or a church.
好的。
Okay.
我们肯定没有时间。
That we definitely don't have.
没有。
No.
我觉得没有。
Don't think so.
我想说的是，第一步是联系城市规划师。
What I would say is the first thing is do get hold of a town planner.
这是一个城市规划问题，因为它涉及分区。
This is a town planning issue because it has to do with zoning.
他们能够引导你完成整个流程。
They will be able to walk you through the process.
是否可行取决于用途、土地契约上的限制等因素。
It's not always possible depending on the usage, depending on the restrictions on the title deed and so on.
你可能需要做比最初设想多得多的工作，但城市规划师是你首先要联系的人。
You might have to do quite a lot more work than you initially wanted to, but a town planner is your first port of call.
好的。
Okay.
不好意思。
Excuse me.
我母亲于2008年去世。
My mother passed away in 2008.
继承人是我和我哥哥。
The heirs are me and my brother.
我们俩都是不参与经营的业主。
We're both not working owners.
这是一个为了获得贷款的计划。
This is a plan to secure loans.
我们不会讨论贷款的事。
We're not going to talk about securing loans.
很遗憾，我们没有时间了。
Unfortunately, we don't have time.
很遗憾，对听众来说，我们目前不需要做那件事。
Unfortunately, to the listener, we don't have to do that at the moment.
我只是想看看我们这里还有什么其他内容。
I'm just trying to see what else we've got here.
在没有获得市政部门批准的情况下建房有什么缺点？
What is the disadvantage of building a house without a plan approved by the municipality?
缺点是
The disadvantage
它说我要待在一个地方。
stay I it says I stay in a location.
好的。
Okay.
在没有得到市政部门批准的情况下建房的缺点是，市政部门可能会回来要求你拆除建筑，因为
The disadvantage of building a plan without the municipality approving plans is that the municipality might be able to come back to you and say, take the structure down Because
由你承担费用。
At your expense.
由你承担费用。
At your expense.
这是一种违法建筑。
It is an illegal structure.
作为替代方案，市政部门在采取行动之前，会给你一定的时间来审批你的计划，如果未能按时完成，你就必须拆除建筑，或者市政部门会替你拆除。
Alternative to that, the municipality or before the municipality does, they will say to you, we are giving you x amount of time to have your plans approved, failing which you'll either have to take the structure down or they could take the structure down.
你不想冒这个风险。
You don't want to risk this.
而且你可能会被处以巨额罚款。
And you or you could be hit with a very, very big fine.
所以还不如直接去把计划审批了。
So rather just go and get the plans approved.
先把计划搞定，然后再施工。
Get your plans done and then do your building.
好的。
Okay.
这是其中一个，而且
Here's one And
严格按照计划来。
stick to your plans.
现在我们回到从墙里渗进来的水的问题。
Now we're going back to the water that came through the wall.
我认为律师弄错了。
It says, I think the attorney is mistaken.
每个房产所有者都有义务接受其上方邻居的雨水，并依次沿排水通道向下承接。
Each property owner is obliged to accept the storm water of the neighbor above him and so on all the way down the watercourse.
你必须接受雨水，但如果邻居故意拆除墙体导致水流损害你的财产，这就构成了责任。
You have to accept the storm water, but if your neighbor deliberately removes the wall to cause the water to damage your property, that's liability over there.
这属于责任范畴，因为这不仅仅是自然从山坡流下的雨水。
That is liable because this is not simply storm water that's running down a hill.
因为显然，如果墙体被拆除，原本应该有排水通道来引导水流。
Because surely there would be a channel for the water would be your wall had to be removed
为了应对这种情况。
for it.
没错。
Exactly.
所以，确实会有一些措施。
So there would be something yes.
水会自然往低处流。
The water is going to run downhill.
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