在华房地产并购的尽职调查文件清单

房地产并购的尽职调查文件清单DUEDILIGENCECHECKLISTFORREALESTATEACQUISITIONINCHINA在华进行房地产并购的尽职调查文件清单CompiledBy:PAUL,HASTINGS,JANOFSKY&WALKERUpdatedasofJanuary25,2004CONTENTSOFCHECKLIST文件清单目录I.REALESTATE/房地产1.1REALESTATEASSETS/房地产资产1.2TITLEENCUMBRANCEDOCUMENTS/阻碍权力行使的文件1.3CONSTRUCTION/建设工程II.ONSHOREPROJECTCOMPANY/境内项目公司2.1ORGANIZATIONANDESTABLISHMENT/组织机构和设立2.2FINANCING/融资2.3DISPUTES/LITIGATION/INVESTIGATION/争议/诉讼/调查DueDiligenceChecklistforRealEstateAcquisitioninChinafromAPrivate-ownedOnshoreProjectCompany(“OnshoreProjectCompany”)在华进行房地产并购的尽职调查文件清单由一家境内私营项目公司（下称“境内项目公司”）所拥有DOCUMENT/ACTION文件/行动RESPONSIBLEPARTY责任方STATUS/COMMENTS/DOCUMENTSREVIEWED状态/备注I.REALESTATE/房地产1.1RealEstateAssets/房地产资产1.1.1RealEstateOwnershipRights房地产所有权aCopyofLandUseRightsGrantContractsignedwiththelocalrealestateadministrationbureau(“RealEstateBureau”)orLandUseRightsTransferContractsignedwiththeoriginallanduserightsholder与当地房屋土地管理局（下称“房地局”）签定的土地使用权出让合同或与原土地使用权人签定的土地使用权转让合同复印件bCopyoftheevidencesofpaymentoflandpremium,suchasinvoicesand/orreceiptsissuedbythelocalrealestatebureau土地出让金付款凭证，例如当地房地局发出的，表明国有土地使用权出让金已支付的凭证，例如发票和/或收据的复印件cCopyofthelanddeedtaxreceiptissuedbyrelevanttaxauthority有关税务部门发出的土地契税的纳税收据复印件DOCUMENT/ACTION文件/行动RESPONSIBLEPARTY责任方STATUS/COMMENTS/DOCUMENTSREVIEWED状态/备注dCopyoftheredlinedrawingsofthepropertyland物业土地的红线图复印件eCopyoftheRealEstateTitleCertificateinthenameofOnshoreProjectCompanyissuedbythelocalrealestatebureau境内项目公司名下的由当地房地局颁发的房地产权证1.1.2CopyoftheConstructionWorkCompletionandInspectionFilingCertificateissuedbythelocalconstructionadministrationauthority当地建设主管部门发放的建设工程竣工验收备案证明复印件1.1.3Copyofcontractsanddocumentsinrelationtotransferorleaseoflanduserightsand/orbuildingsandevidenceofpayments买卖或租赁土地使用权和/或房屋的合同或文件及上述买卖或租赁价款的付款收据的复印件1.1.4CopyofallotherrelevantdocumentsandreportspertainingtolanduserightsforlandusedbyOnshoreProjectCompany其他所有与境内项目公司使用的土地的土地使用权有关的文件和报告的复印件1.1.5CopyofPre-sale/SalePermits预售/销售许可证复印件1.1.6CopyofPre-sale/SaleContracts预售/销售合同复印件1.1.7CopyofevidenceofpaymentsunderPre-sale/SaleContracts预售/销售合同的付款收据复印件1.1.8RentRoll租金帐册DOCUMENT/ACTION文件/行动RESPONSIBLEPARTY责任方STATUS/COMMENTS/DOCUMENTSREVIEWED状态/备注1.1.9CopyofPre-lease/LeasePermits预租/租赁许可证复印件1.1.10CopyofPre-lease/LeaseContracts预租/租赁合同复印件1.1.11CopyofevidenceofpaymentsunderPre-lease/LeaseContracts预租/租赁合同的付款收据复印件1.1.12Copyofevidenceofproperhandlingofdepositpayments恰当支付保证金的付款收据复印件1.1.13CopyofVerificationCertificateofDeterminationofRealPropertyManagementAreaissuedbythelocalrealestatebureau由当地房地管理部门颁发的划分物业管理区域核定单1.1.14CopyofPropertyManagementContract(s)物业管理合同复印件1.1.15Copyofevidenceofpaymentsunderpropertymanagementcontract(s)物业管理合同的付款收据复印件1.1.16CopyofFacilityManagementContract(s)设施管理合同的复印件1.1.17CopyofevidenceofpaymentunderFacilityManagementContract(s)设施管理合同的付款收据复印件1.1.18Copyofevidenceofpaymentofutilities公共设施的付款收据复印件1.1.19Copyofinsurancepolicyinrespectoftheproperty物业相关保单的复印件DOCUMENT/ACTION文件/行动RESPONSIBLEPARTY责任方STATUS/COMMENTS/DOCUMENTSREVIEWED状态/备注1.1.20Copyofevidenceofpaymentundertheinsurancepolicy保单项下的付款收据复印件1.1.21Copyofapprovalfordivisionofthetitleoftheproperty(ifany)分割产权的批准文件的复印件（如有）1.1.22CopyofInspectionFilingCertificateforEnvironment,FirePreventionandPlanningissuedrespectivelybylocalenvironmental,firepreventionandurbanplanningauthorities由当地环保、消防和城市规划部门出具的环保、消防、规划竣工验收许可证复印件1.2TitleEncumbranceDocuments/阻碍权力行使的文件1.2.1Copyofanysearchresultofpublicrecordsrelatingtotheproperty,includingbutnotlimitedtosearchresultsrelatingtolandandbuildingtitles,transferandmortgagerecords,pledgeoftitlecertificates,andleaseregistrations(choppedbyrelevantrecord-keepingauthorities)任何关于物业的公共纪录查询结果的复印件，包括但不限于，关于土地和房屋产权、转让和抵押，权利证件质押，及租赁登记(查询结果复印件由有关记录保存部门盖章)1.2.2Copiesofalldocumentspertainingtolien,pledges,mortgages,chargesandothersecurityinterestsonthepropertyoritstitlecertificates所有就物业或其权利文件设定的留置、质押、抵押以及其他担保利益的文件的复印件DOCUMENT/ACTION文件/行动RESPONSIBLEPARTY责任方STATUS/COMMENTS/DOCUMENTSREVIEWED状态/备注1.2.3Copiesofallregistrationcertificatespertainingtomortgages,pledgesorothersecurityinterestsagainstpropertyoritstitlecertificates所有就物业或其权利文件设定的抵押、质押以及其他担保利益的登记证的复印件1.2.4Copiesofalldocumentspertainingtoalleasementsandcovenantsaffectingtheproperty,includingthoseaffectingthepropertybutbenefitingotherproperty,thoseimposedonotherpropertybutbenefitingtheproperty所有关于影响本物业的地役权及约定文件，包括影响本物业但为其他物业带来利益的地役权和约定，及加之于其他物业之上，但为本物业带来利益的地役权和约定1.3Construction/建设工程1.3.1CopyoftheControllingPlanandControllingDetailedPlanineffectissuedbythelocalplanningbureaucoveringthelocationoftheproperty,andtheiradjustmentandmodificationthereafter当地规划局发布的涵盖物业所处位置的现行控制性规划和控制性详细规划，及其调整和修改的复印件1.3.2CopyoftheSiteSelectionOpinionissuedbythelocalplanningbureau由当地规划局颁发的项目选址意见书复印件1.3.3CopyofthePreliminaryDesignApprovalissuedbythelocalconstructioncommissionandthelocalgovernment由当地建设委员会和政府颁发的项目初步设计方案批准复印件DOCUMENT/ACTION文件/行动RESPONSIBLEPARTY责任方STATUS/COMMENTS/DOCUMENTSREVIEWED状态/备注1.3.4CopyoftheConstructionDetailedPlanissuedbythelocalplanningBureau由当地规划局颁发的修建性详细规划复印件1.3.5CopyofConstructionLandPlanningPermitissuedbytheurbanplanningdepartment由城市规划部门颁发的建设用地规划许可证复印件1.3