房地产交易管理中心，主要是协助房地产，无论有执照或没有执照，无论是経紀人出售，或者是屋主自售，在交易过程中，各种文件的处理，追踪等辅助工作，详情请电
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以下内容，是有关于公証交易行的作业手续，交易管理中心，可以协助处理部份工作

(以下内容取材自强伟城編，”加州房地产法规与实务”，欢迎选购 (626)585-8998 )
{ Most contents of this section were selected from Chapter 8 : Escrow in “ Reference Book “ , BRE , 2010 , page 119-127 }

{ Additional Readings : Article 19: Escrows ( Reg.2950-2951) of Regulations of the Real Estate Commissioner in Chapter 6 : Real Estate Commissioner of Title 10 : Investment of the California Code of Regulations , BRE, 2016 , on line page 361-364 }
5.3.1: Escrow Law 公證公司法規

“The Escrow Law is contained in Division 6 of the California Financial Code, commencing with Section 17000. The regulations are contained in Subchapter 9. Title 10 of California Code of Regulations commencing with Section 1700 (10c.c.r. $ 1700, et seq.)”
“The Escrow law protects members of the public who entrust their money or other assets to independent escrow agents in California Escrow agents, joint control agents and internet escrow agents are subject to the provisions of the Escrow law.”

17000.This division is known and may be cited as the “Escrow Law.”
17003. (a)”Escrow” means any transaction in which one person, for the purpose of effecting the sale, transfer, encumbering, or leasing of real or personal property to another person ,delivers any written instrument, money, evidence of title to real or personal property, or other thing of value to a third person to be held by that third person until the happening of a specified event or the performance of a prescribed condition, when it is then to be delivered by that third person to a grantee, grantor, promisor, obligee, obligor, bailee , bailor, or any agent or employee of the latter.”

加州公證公司的法規，是附屬在加州財務法規中。其中主要的條款是在17000-17010中。但是財務法規的下列條文，也規範公證公司的組織。如17200-17215；17330-17350；17300-17305；17400-17424； 17600-17609.2; 17621-17629; 32905-32911; 18205-18222.基本上，法規對”公證交易”的定義，是指任何人以中間人的立場，在動産與不動産的交易、租售中，以書面的形式，金錢形式，産權的形式，爲交易雙方保管文件，協定、金錢、産權，直到雙方履行協定時，再將該交換給對主的産契或金錢；給予對方，以完成整個公證交易的過程。

5.3.2: Escrow License 公證公司執照公告

“The Escrow Law requires any person engaged in the escrow business or joint control business corporation organized for that purpose and to be licensed by the Commissioner According to Financial Code Section 17004. All written escrow instructions and all escrow instructions transmitted electronically over the Internet executed by a buyer or seller, whether prepared by a person subject to this division or by a person exempt from this division under. Section 17006, shall contain a statement in not less than 10-point type which shall include the license name and the name of the department issuing the license or authority under which the person is operating. This section shall not apply to supplemental escrow instructions or modifications to escrow instructions.”
“Cal. Civic Code Sec.1057 an Escrow:
A grant may be deposited by the grantor with a third person, to be delivered on the performance of a condition, and on delivery by the depositary, it will take effect. While in the possession of the third person, and subject to condition, it is called an escrow. ”

在加州財務法規中規定，所有從事公證交易的公司，必須向加州公司局登記、註冊，完成審核手續後，才能成爲合法的公證公司。法律規定所有公證公司的正式公證交易文件中，必須要以10級字體，顯著標名公證公司的執照號碼及發照單位，及公證公司的名稱。

5.3.3: Escrow Bond-EAFC 公證公司擔保

“Are the independent escrow agents licensed by the department of corporations required to be bonded or insured to protect against loss of escrow trust funds?

Those escrow agents licensed by the Department of Corporations that process the following types of escrows are required to be members of Escrow Agents’ Fidelity Corporation (EAFC).
A. Real property escrows, including, but not limited to, the sale, lease, exchange, or transfer of title, and loans or other obligations to be secured by a lien upon real property.
B. Bulk sale escrows, including, but not limited to, the sale or transfer of title to a business entity and the transfer of liquor licenses or other types of business licenses or permits.
C. Fund or joint control escrows, including, but not limited to, transactions specified in Section 17005.1 of the California Financial Code and contracts specified in Sectin 10263 of the Public Contract Code.
D. The sale, transter of title, or refinance escrows for manufactured homes or mobile homes.
E. Reservation deposits required under Article2 (commencing with Section11010) of Chapter 1 or part 2 of Division 4 of the Business and Professions Code or by regulation of the Department of
Real Estate to be held in an escrow account.
F. Escrows for sale, transfer, modification, assignment, or hypothecation of promissory notes secured by deeds of trust.
EAFC was organized for the purpose of indemnifying escrow agents against losses sustained as a result of fraud, theft or embezzlement by officers, directors, stockholders and employees of the escrow agent (Chapter 2.5 of Divisin 6 of the California Financial Code). EAFC is not an agency or instrumentality of, and there is no guarantee of payment of any claim by, the State of California.
Each escrow agent is required to file a fidelity bond with the Department if the transactions processed are of the type not listed in subdivision (c) of Section 17312 of the California Financial Code (see A-F above). The fidelity bond must provide fidelity coverage on each officer, director, tructee and employee of not less than $125,000 for the purpose of indemnifying the escrow agent (or the escrow agent’s successor in interest) for loss of trust obligatins held by the escrow agent as a result of fraudulent or dishonest abstraction, misappropriation, or embeyylement of trust obligatins by an officer, director, trustee, or employee of the escrow agent.
In addition, each escrow agent is required to file a surety bond in the amount of $25,000,$35,000 or $50,000, depending on the size of the company. An additional $5,000 is required for each additional location.” (www.insurance.ca.gov)

根據加州財務法規規定，所有從事公證交易的公司，必須向加州公司局登記註冊申請核可執照外，並須參加公證公司忠貞公司（EAFC）成爲集體保險的會員（其條文不另述訴），以防止公證公司違法違規或信託資金被盜用的風險。另外，如果公證公司處理的業務不在正規範圍內時（以上A-F），公證公司還必須爲公司及員工加保忠貞擔保金$125,000的擔保。

說明：公證公司因爲爲客戶保管及處理大筆大量的信託金（Trust Fund）爲了防止惡性倒閉，卷款潛逃，損害買賣雙方的大筆現金；州政府特別要求業者，成立自己的保險保證協會公司來規範公證公司處理資金的安全性，可靠性。

5.3.4: Escrow Exemption 例外情況

“The following persons are excluded from the licensure requirements of the Esrow Law 17005, “Licensee”means
1. Any person doing business under any law of this state or the United States relating to banks, trust companies building and loan or savings and loan associations, or insurance companies.
2. Any person licensed to practice law in California who has a bona fide client attonney relationship with a principal in a real estate or personal property transaction and who is not actively engaged in the business of an escrow agent.
3. Any person whose principal business is that of preparing abstracts or making searches of title that are used as a basis for the issuance of a policy of title insurance by a company doing business under any law of this state relating to insurance companies.
4. Any real estate broker licensed by the Real Estate Commissioner while performing acts in the course of or incidental to a real estate transaction in which the broker is an agent or a party to the transaction and in which the broker is performing an act for which a real estate license is required.
The exemptions provided for in paragraphs 2 and 4 are personal to the persons listed, and those persons may not delegate an duties other than duties performed under the direct supervision of those persons. The exemptions provided for in paragraphs 2 and 4 are not available for any arrangement entered into for the purpose of performing escrow for more than one business.”

在加州財務法規，即公證公司法規中的第17005條的規定以下四種情況，其處理公證交易的手續時，不須要另外向州政府公司局申請特別公證公司執照。
1． 在加州或聯邦註冊的各種銀行，信託公司，保險公司等；
2． 在加州合法執業的律師，只爲其真正的客戶處理動産或不動産的交易時；
3． 在加州保險局合法登記註冊在加州經營産權保險的公司；
4． 在加州房管局合法註冊的房地産經理（Broker）在處理自己有關客戶的交易時；
以上第2及第4項的例外情況，只限於爲當事人處理交易，而不得對客戶以外的第三者，提供公證交易的服務。也不得有分公司。

5.3.5: Escrow Principles 公證交易原則

“The following are major escrow principles
1. Escrow instructions must contain mutuality and the understanding of the principles to the escrow. Properly drawn instructions are clear and certain as to the intentions of the parties, the duties of the escrow holder, and the fact that it is the principals themselves tho must perform the escrow contract by complying fully with the instructions. The escrow holder does not have, and must not exercise, discretionary authority.
2. The escrow holder does not act as a mediatior or advisor, or participate in customer controversy, or arbitrate disputes. Instructions are drawn so that the parties to the escrow make the promises, perform and put the escrow holder in a position to close the escrow.
3. The escrow holder is prohibited from offering legal advice and must suggest that disagreeing parties consult an attorney (or real estate broker if it is a transaction matter that may be negotiated)
4. Escrow is a limited agency relationship governed by the content of the escrow instructions. As agent for both parties, the escrow holder acts only upon specific written instructions of the principals. When the escrow in closed, the escrow holder becomes agent for each principal with respect to those things in escrow to which the parties have respectively become competely entitled.
5. When all parties to the escrow have signed mutual (identically conforming) instructions, the escrow becomes effective. If only one paryty has signed, that party may teminate the proposed escrow at any time prior to the other party’s signing.

6. The escrow holder must avoid vague or ambiguous terms and provisions in instructions and documents.
7. The escrow holder must forward immediately to the title company any document which is to be recorded and furnish a copy to any concernd party, so that the document’s sufficiency can be detemined. This will help avoid delay in closing escrow.
8.Documents and funds not contemplated by the escrow instructions should not be accepted by the escrow holder without authorization of the principals.
9. The escrow trust accont must be maintained with extreme care. Overdrawn accounts (debit balances) are strictly forbidden.
10. Escrows are confidential in nature. The escrow holder must not give out any information to third parties concerning an escrow without approval of the escrow principals.
11. The escrow holder is the agent of the principals to the escrow, Legally, any facts known by the escrow agent are imputed to the principals, Any detrimental or new material information, previously undisclosed, make known to the escrow holder and affecting the principals should be disclosed to them for their instructions in the matter.
12. The escrow holder must maintain a high degree of trust, efficient customer service, and good customer relations.
13. The ewscrow holder must remain strictly neutral, not favoring either party, The escrow holder must not advise either party, as any gain to the one will likely be detriment to the other.
14. The escrow holder must maintain records and files on a daily basis, to be sure that a procedure is not overlooked. Neat and orderly files, complete with check sheets, will help insure smooth progression toward closing.
15. Before closing an escrow, the escrow holder must audit the file, accounting for all items to be handled, recorded and delivered, including cleared funds .
16. The escrow holder must not disbruse any funds from an escrow account until all items such as checks, drafts, etc. have cleared, and thus have become available for withdrawal. This “holding period” may range from 1 to 10 days, depending on the type and location of lender.
17. Closing and settlement must be prompt, using forms which are simple and clear.”
以下是公證公司處理公證業務的基本原則：
1. 交易文件中所記錄的是買賣雙方互相同意的條件，公證公司不得表示任何意見。
2. 公證公司不是買賣雙方的顧問與協調人，不得參與雙方的爭執與表示意見。
3. 公證公司禁止對雙方提出法律建議（尤其買方用什麽産權形式，不得表示意見）。
4. 公證公司是雙方的有限責任經紀人，只按約行事。
5. 交易雙方均簽署公證交易文件時，公證交易才正式生效。其中任何一方取消時，公證交易手續視同取消。
6. 公證文件不得使用含糊不清的文句。
7. 公證公司必須立即轉交當事人，所有産權公司的文件。
8. 公證公司不得收取非經授權的文件及資金。
9. 公證公司必須嚴格保管信託帳戶的資金，不得有透支情事。
10. 公證公司，非經當事人同意，不得對任何第三者透漏交易狀況。
11. 公證公司必須向當事人通知任何影响産業的資訊。
12. 公證公司必須對客戶提供高度的信託及有效率的工作與服務（不得與客戶吵架）
13. 公證公司必須保持中立。
14. 公證公司必須遵守工作進度。
15. 公證公司在完成手續前，必須自己審查各種估算是否正確。
16. 公證公司不得在收到支票沒有清收前，開付支出。
17. 所有成交文件要清楚。

5.3.6: Element 要件

“The two essential requirements for a valid sale escrow are a binding contract between buyer and seller and the conditional delivery of transfer instruments to a third party. The binding contract can appear in any legal form, including a deposit receipt, agreement of sale, exchange agreement, option or mutual escrow instructions of the buyer and the seller.”

公證交易手續或案件的成立，首先必須有二個要件：
第一，買賣或交換或交易雙方，已達成一項書面而有法律約束力的合約或協議；第二，雙方同意將協議的內容及條件，委託一位第三者來執行雙方的責任及義務。至於所謂有約束力的協議，其形式，可以用付訂金，交易合同，交換合約，互信公證交易文件等來達成 。

說明：有時雙方，只有一紙簡單的手寫的同意書，在法律上也有其效力。單方同意，另方還在考慮時，是不能先開Escrow的。

5.3.7: Stage 進度

“Properly drawn and executed escrow instructions become an enforceable contract.
An escrow is termed “complete” when all the term of the instructions have been met.”

在法律的術語中，當買賣交易雙方，把訂金及文件送進公證處時，即算正式交易手續。但要到所有在交易中，雙方同意的條件都完成時，才能被視爲完成公證手續。

5.3.8: Kind 種類
在加州財務法規中，規定處理公證交易的公司；只有二類，一種是直接由加州公司局管轄註冊的獨立公證交易公司 ；另一種是例外的公司，如銀行、律師、産權公司及經紀公司，其管轄的單位，不是州政府公司局，而是銀行局、律師公會，保險局及房管局等。

說明：不管公證交易公司是屬於那一類，法規規定，均必須在公證交易的文件中，向客戶申明清楚。如果有相互控股的情況時，也必須申明其關係及利益。

5.3.9: Procedures 工作程序

“Contact your Escrow Officer to let him/her know you are opening an escrow.
If you represent the Buyer, contact him/her regarding the initial deposit check. Checks received by escrow are immediately deposited into a trust account. Verify with the Buyer that funds are available in their account prior to delivering the check to escrow.
When you receive a draft of the instructions, among the items reviewed should be:
1. Sales price and Terms
2. Correct spelling of Buyer and Seller name.
3. Correct property address

Contact your Escrow Officer and discuss any corrections. Let him/her know where the escrow instructions should be sent for signature. Follow-up with your client regarding the execution of the instructions and completion of forms. Note: Escrow is considered “opened ” when escrow holder is in receipt of mutually agreed upon, signed escrow instructions by Buyer and Seller.

Contingencies may not always be completed within the time periods set forth in the contract .
Amendments for extending the time periods can and will be prepared, provided Buyer and Seller have agreed on the length of the extension period. Please do not instruct your Escrow Officer to prepare an amendment that has not been agreed to by both Buyer and Seller.”

公證交易程序一般賣買雙方或其經紀人須與公證公司聯絡，準備開戶辦手續；其次要把雙方協議的文件及買方訂金交給公證公司，公證公司就按約準備交易條件的文件，監督各種條件的履行，最後完成交易。其手續細則，以下略作說明。

5.3.10: Instruction 交易協議文件

“Prepare escrow instructions on the escrow holder’s printed form. All principals to the escrow sign instructions which fully set forth the understanding of the parties to the transaction. Usually accompanied by an initial deposit. For a home purchase, the mutual instructions of the principals set forth:
1. the purchase price and terms;
2. agreement as to mortgages;
3. how buyer’s title is to vest;
4.matters of record subject to which buyer is to acquire title;
5.inspectin reports to be delivered into escrow ;
6.proration adjustments;
7.date of buyer’s possession of the property;
8.documents to be signed by the parties, delivered into escrow, and record;
9.disbursements to be made, costs and charges and who pays for them; and
10.date of closing.
17403.2 (a) No person subject to this division shall solicit or accept an escrow instruction or amended or supplemental escrow instruction containing any blank to be filled in after signing or initialing of the escrow instruction or amended or supplemental escrow instruction, nor permit any person to make any addition to, deletion from, or alteration of an escrow instruction or amended or supplemental escrow instruction, unless the addition, deletion or alteration is signed or initialed by all persons who had signed or initialed escrow instruction or amended or supplemental escrow instruction prior to the addition, deletion or alteration .
174030.3 (a) At the time of execution a copy of each escrow instruction or amended or supplemental escrow instruction shall be delivered to all persons executing the same.
The signing of escrow instructions is not the time for a Buyer or Seller to unilaterally re-negotiate the transaction. Please do not allow your client to cross-out or add anything to the escrow instructions. Any additions or changes can be done by amendment and must be mutually agreed upon by both Buyer and Seller”

公證交易手續中， 第一項要完成的就是準備正式的交易協定文件，其中，必須詳細注明，交易雙方的名字；交易條件及價格；貸款及付款的條件，檢查屋況及修理的條件，雙方分擔費用的狀況，成交的條件及時間等等。在公證法規第17403.2條規定，公證交易協定文件非經當事人雙方同意，不得作任何的修正，或私自去修改條款。在法規第17403.3的條文中規定， 無論是最初或事後修訂的公證交易文件，均必須交原簽名的當事人雙方再簽名同意。

說明：有些公證公司生意太忙， 請一些沒有經驗的打字小姐打公證交易文件， 又不事先自己檢查有否錯誤，結果送給雙方簽字的文件錯誤百出， 有時交易雙方名字打錯， 有時産業的地號打錯， 有時交易條件金額打錯， 有時少打， 有時亂加條款， 造成許多的困擾，糾紛及爭執。 我們希望各公證公司要有嚴格的品質管制， 出來的文件都是法律文件，要自我檢查。 我們也希望各交易雙方及經紀人要切實仔細的閱讀所有交易文件， 有否錯誤，甚至誤導。如有， 要立即更正。

5.3.11: Title Search 産權調查

“Order Title Search on the subject property, resulting in a “Preliminary Report” from the title company. The escrow holder examines this report carefully items not contemplated in the escrow instructions. The seller must clear any such item or it must be brought to the attention of the buyer “for information ” and “expression of desire in the matter.”
A Statement of Information (SI) form is required for each individual Buyer and Seller in an escrow transaction (husbands and wives may complete one form). This form is used by the title company to eliminate liens which may appear against names which are the same or similar. Obtain and submit a completed Statement of Information (SI) form to your Escrow offiecr as soon as the escrow opens. This will allow the Title Company to search the names early and provide timely assistance in the clearance of any liens. SI’s submitted last minute may jeopardize the closing.”

公證交易手續的第二個主要的任務是調查賣方的産權，有否任何缺陷，債務、官司、欠稅，以及産業的本身，有否任何的限制，過路權等；所以公證公司要向交易雙方指定的産權公司要求“産權預報 ”（Preliminary Report），同時要賣方及買方填報私人資料表（SI）交給産權公司，以便在檢查産權時，可以預防假冒情事。

說明：一般公證交易公司在收到“産權預報”時，只會注意在産權上有關金錢的部分債務，如欠銀行多少錢？欠稅務局多少錢？欠官司多少錢？以便在交易中核算收支。至於“産權預報”中，有關於産權的限制，過路權，政府的限制，社區限制等，一般公證公司沒有責任替交易雙方解釋，但是有責任爲交易雙方去向産權公司，調閱原件。這些調閱來的原件，經紀人有責任向買方解釋，如有疑問或修正，賣方經紀人要協助賣方澄清，或與産權公司交涉處理。這是，很重要的，許多經紀人，疏忽這些職責，往往造成事後的糾紛甚至官司。

5.3.12: Demand 要求還款通知

“Request Demands and or Beneficiary Statements from any lenders of record.
The necessary document will be:
1. a “Demand for Pay-off ” if an existing loan is to be paid in full through escrow; or
2. a “Beneficiary Statement” if buyer is purchasing “subject to” or assuming a loan ”

當公證交易公司，收到“産權預報”時，他可以清楚在産權上，有多少賣方積欠的債務要還，還有賣方尚欠原銀行的金額有多少。這時，公證公司，就要分別向各賣方欠款的銀行及單位，甚至個人，發出一封要求還款的通知（Demand）；各債權人收到通知後，就會把欠款的細目及還款條件、日期細目，寄回公證公司，這就是債權人的還款細目（Beneficiary statement）而後公證公司可以此爲證據，在完成交易前，分別代賣方付清這些欠款，清結債務。

5.3.13: Pest Control Report 白蟻報告

“Accept Structural Pest Control Report and Other Reports (such as plumbing or roofing inspections) into escrow and obtain, as instructed, any necessary approvals from the parties in connection with the reports/inspections, hold the reports (and any funds associated therewith ) for delivery to the proper party, or recording, at close of escrow.
If you represent the Seller, suggest that they obtain a pest control report early in the escrow process. This will give the Seller an idea of the cost involved regarding repair work if needed, NOTE: A Seller may obtain more than one report and bid, however, every report provided to escrow must, and will be provided to the Buyer.”

賣方在進入公證交易程序後，在適當的時機，必須作白蟻檢查，而後根據檢查報告，賣方在交易完成前要請蟲害處理公司，處理白蟻及其他蟲害（如老鼠、蜜蜂等）。

說明：加州因爲在地震帶，一般民宅均採用木結構的建築，易遭受白蟻蟲害，因此加州政府蟲害管制局規定，房屋在過戶時，必須檢查並清除一次蟲害。(新的规定没有强制性的要求)

說明：在白蟻報告中，一般處理的白蟻公司，又把蟲害的情況，分成第一區蟲害（Sec1）及第二區蟲害（Sec2）前者已有白蟻生存，後者發霉將來可能有白蟻。一般賣主付前者費用，買方付後者費用。

5.3.14: New Loan Doc. 處理貸款文件

“If you represent the Buyer, keep in touch with the Lender, Verify that your client is providing all requirements in a timely manner, In the Lender selection process, inform the Buyer that points are not the only costs involved in obtaining a new loan, Some additional costs to consider may be:
1. Credit Report. 2. Appraisal Fee. 3. Processing Fee. 4. Wire Fee. 5. Tax Service.
6.Repaid Interest. 7. Impounds Set-up
Accept New Loan Instructions and Documents if the buyer is obtaining new financing. Obtain buyer’s approval/execution of the documents. Satisfy all lender’s instructions prior to using the lender’s funds to complete the transaction.”

說明：假定在交易中的買方有部分金額向銀行貸款，則買方應首先選定貸款的銀行或貸款經紀公司，開始申辦貸款手續。銀行或貸款公司首先根據借款人的信用，職業、存款等資料給予借款人一份“事先核可的信”；這時借款必須配合銀行或貸款公司的要求，提供各種私人資料，並做存款確認（VOD），職業確認（VOE），信用調查（Credit），産業估價（Appraisal）及公證交易文件，産權文件等資料，完成一份貸款申請案件（loan package）送進銀行審查。銀行的審查部門（underwriter）在審查貸款案後，會向借款人提出一些補充條件，並給予借款人，最後貸款批准通知。當公證交易接近完成時，借款人的補充資料均交出去時，公證公司的公證小姐，即可按買方的要求，向提供貸款的銀行，正式要求準備並送來，正式貸款文件（loan doc）。公證處收到正式貸款文件時，必須請借款人到公證處，在公證小姐面前，當面在每一份文件上簽字，同意條件；公證小姐也要在幾份重要的文件上（如信託契、還款承諾）公證簽名。之後，公證公司必須把公證簽過名的正式貸款文件，送回銀行，再審查有否遺漏，如無遺漏，則一般銀行在48-72小時就能放款。

5.3.15: Residential Insurance 災害保險

“Accept Fire Insurance Policies and Completes Settlement by :
1. Accepting and delivering any fire insurance policy and transferring the insurance if so instructed
by the parties;
2. Making all perorations. (e.g. property taxes and insurance ) as instructed by the parties. (P 162)
If you represent the Buyer, suggest that they begin to obtain quotes from fire insurance companies. This will allow sufficient time to make a selection of the insurance company that will best meet their –needs.
Under California law, each insurance company calculates its own rates, subject to California
Department of Insurance (CDI) approval, since each company’s loss experience differs, the rates will differ as well. Therefore it is wise to shop for the best price and coverage available in relation to your insurance needs. The CDI is pleased to offer online premium comparisons that cover over 90% of California’s homeowners insurance market. You can receive these comparisons via the CDI Web site at www.insurance.ca.gov, or by calling the CDI Hotline at 1-800-927 HELP.
Homeowners insurance is a package policy consisting of different types of coverage for the house, its contents, additional living expenses, personal liability claims against the policy holder and other members of the household and medical payments to others. The policyholder pays a single premium amount for the combination of these coverage.
You may elect to buy broader homeowners coverage, which can provide additional protection for your dwelling and contents, or special homeowners endorsements such as building code upgrade coverage. Also, earthquake coverage can be considered.
Your policy also covers loss of use, including increases in living expenses due to fire or other insured loss.
Liability coverage protects you for injuries or damages to others caused by you, a member of your family, or pet, Medical payments insurance covers medical expenses to not-family members injured at your home.
Condominium insurance is similar to tenants insurance and covers personal property and improvements. Loss of use is generally limited to 40 percent of the contents limit. The condominium association generally purchases insurance for the building structure and common areas such as corridors. Loss Assessment Coverage can be an important policy provision for you. It covers you for certain assessments the condominium association makes. However, you should check if it covers you for earthquake losses and how much it will provide you in the event of an earthquake loss. You should also carefully analyze the type of insurance your association has and how it would affect you in the event of a loss, Most condominium association policies cover the common areas and walls. Your condominium owner’s policy will cover interior damage to your unit.
The CDI publishes a Residential Property Claims guide that you can request over the phone or access online. This brochure is a valuable educational resource to have at your fingertips when facing any residential property claim. Feel free to contact the CDI by using the information in the following “Talk to us ”section for any questions you have concerning earthquake coverage or earthquake claims.”(www.insurance.ca.gov 電話:1-800-927-Help 加州保險局)

公證交易另一個手續，就是銀行會要求買方購買産業保險，以防意外火災，災害損失。
一般公證公司不管買方向那家保險公司購買火險及責任險，所以買方或其經紀人要向提供火險的保險公司接洽好後，將火險保單送交公證公司付帳。買方在選擇買房屋災害保險時，一定要比較保險的內容，不是只比那家保費低。中國人處處只比那家價格低，不管實際內容的風氣，非常要不得。以上是從加州保險局的網站上，下載的一些有關房屋保險的內容，給讀者參考，各位要找真正的災害保險的經紀人，洽詢保險的內容與比較。

5.3.16: Settlement 結算

“Are the fees escrow agents charge for their services regulated?
The Escrow Law does not restrict the fees that escrow agents may charge for services. The amounts escrow agents charge for their services vary depending on the location of the escrow agent, type of transaction and the competition in the area. The escrow agent is required to disclose all fees on the closing statement that is prepared after the transaction is completed. It is recommended that you request that the escrow agent provide you with a fee schedule that shows the charges for their services. Completing the accounting (settlement ) details and informing the principals that escrow is ready to proceed” (www.insunance.ca.gov)
(請參考下頁的圖解)

5.3.17: Fund 結帳

“Request closing funds, the law prohibits disbursal of funds from an escrow account until all items such as checks, drafts, etc. Have cleared and become available for withdrawal. (P. 163)
“17409. (a) All moneys deposited in escrow to be delivered upon the close of the escrow or upon any other contingency, shall be deposited and maintained in a non-interest-bearing demand or checking account in a bank, a state or federal savings bank, or a state or federal saving association or in a non-interest-bearing account subject to immediate withdrawal in an industrial loan company insured by the Federal Deposit Insurance operation and approved to receive those moneys by the commissioner. Thereafter, these moneys may be deposited in an interest-bearing account in a bank, a state or federal savings bank, a state or federal savings association, an industrial loan company approved to receive those moneys by the qualified for membership under the bylaws of that credit union, and the moneys are maintained separate, distinct, and apart from funds belonging to the escrow agent. Those funds, when deposited, are to be designated as “trust funds,” “escrow accounts”, or under some other appropriate name indicating that the funds are not the funds of the escrow agent.
Upon request of the commissioner, a licensee shall furnish to the commissioner an authorization for examination of financial records of any trust funds or escrow accounts, maintained in a financial institution, in accordance with the procedure set forth in Section 7473 of the Government Code.”
公證交易公司在結算完帳後，就應該通知買方把成交時該付的尾款電匯給公證公司，（支票要3天觀察期）；同時，通知買方貸款銀行放款，把買方貸款的錢，也電匯進公證公司，再由公證公司，支付賣方銀行的原貸款，最後，再按照估算表，分別付各項開支及結帳。在加州財務法規第17409條規定，公證交易公司所收進來的各項金額，均應放在一個信託帳戶內，與公證公司自己的帳戶，必須分開，同時州公司局有權，檢查或抽查，這些公證公司是否按規定處理各項入帳的錢。

說明：現在爲了更安全起見，一般産權公司，要求買方貸款銀行的放款，直接電匯給産權公司，由産權公司去負責支付賣方原貸款銀行的欠款及稅金，其他大項目欠款，剩下的錢，再匯給公證公司去處理分帳，這樣就更安全更可靠。
5.3.18: Close Prepare 準備完成

“Audit File in Preparation for Closing by:
1. Accounting for all funds (Cash Reconciliation Statement) and documents;
2. Determining that the parties have complied with all escrow instruction.
The closing process beings the day prior to the scheduled closing date. The lender funds the loan to the title company. Your escrow officer has received the required funds from buyer (by wire or cashier’s check drawn on a California bank). A final pre-closing audit of the file occurs to confirm that all required funds and documents are in. The Title Officer is contacted by escrow to authorize recording. The next day，the title company will notify the Escrow Company when the recording has been confirmed and will provide title and recording charges. The file is then balanced and the Escrow Officer awaits receipt of proceeds from the title company. NOTE: Do not promise your Seller that they will receive their net proceeds at a specific time. Contact your Escrow officer will do what is escrow will close on the closing date reflected in the escrow instructions. There are a
Total Consideration 總交易金額 Payment of Demand to 付賣主原貸款金額
Deposit 訂金 interest on $ 付利息 @ from to
Deposit 訂金 Pre Payment 付罰款
Forwarding Fee 付轉手續費
Adjustments 調整數字 Payment of Demand to 付賣主其他欠款債務

Principal Balance of first Deed of Trust of Record
原第1貸款 Interest on $ 付利息 @ from to
Principal Balance of Second Deed of Trust of Record 原第2貸款 Pre Payment 付罰款

Amount of New Loan 買主新貸款金額 Forwarding Fee 付轉手續費

Adjustments 調整數字 County Tax Collector 付郡政府欠地産稅
Taxes$ 地稅金 per from to
Personal Property Taxes 個人財産稅 Paid To Title Company 付産權公司
Insurance on $ 保險金額 Premium $ per Title Policy / ATA Policy 付産權保險費
Revenue Stamps 付印花稅
Premium New Insurance 新保險費 Recording 付登記費
Interest on $ 利息 @ from to Reconveyance Fee 付還清第一貸款之登記費
Tax Service 付稅服務費
Implunded Funds Held by Lending Institution 保留金 Sub-Escrow 付産權公司代管費
Rents 租金收入 Paid To Escrow Company 付公證公司
# $ per from to Sale Escrow Fee 公證交易手續費
Completing Documents 公證交易文件費
Rental Deposits 租金押金 Notary Fee 公證費
Insurance Endorsement Fee 保險公司認證費
Disbursements 付款部分 Reconveyance Fee 登記費
Deducted by lender 銀行收取的費用 Fee / Beneficiary / Demand Processing Fee
手續費
Balance-Check Herewith 收支平衡
Commission to 付賣方經紀傭金
Commission to 付買方經紀傭金
Commission to 付其他經紀傭金
Termite Company Paid 付白蟻處理費用 TOTAL
Escrow Settlement 公證交易結算估算表

(註：本簡表只作參考，交易狀況會影响各種收費項目，而收費也有的不同)
(From: www.corp.ca.gov)
number of reasons that cause delays in the closing of an escrow.” (www.insurance.ca.gov)

當公證交易處準備要完成手續時，最重要的事，要審查結帳的估算是否正確？有否遺漏？有否算錯？公證公司應該要有一位專門的人，最後審查每一個案件，應及時糾正錯誤。有些銀行在放款前，甚至要公證公司提出一個成交估算表（estimated HUD-1）給銀行核可。

說明：有些公證公司也會主動與雙方經紀人預看一下，成交估算表，以便確定沒有差錯。但許多公證公司很忙，不可能給經紀人先查閱一下，大家只有碰運氣了，公證公司算錯帳的事，非常普遍，大家都要注意。

5.3.19: Record Deed 登記新産契

“Order Recording by authorizing the title company to run the seller’s title to date and record the necessary documents, provided no change has occurred in the seller’s title since issuance of the preliminary title report.” (P 163)
While recording a deed does not affect its validity, it is extremely important to record since recordation protects the grantee, if a grantee fails to record, and another deed or any other document encumbering or affecting the title is recorded, the first grantee is in jeopardy. The recording system is established to show the sequence of transfers or other actions affecting property, and it is foolish to fail to avail oneself of the privilege of recording.”

在整個公證交易的過程中，最重要的就是賣方給買方的産權證契（Grant Deed）及銀行貸款給買方的貸款抵押證（Trust Deed）要即時向郡政府登記，如果沒有及時登記，而賣方玩花樣，又抵押給別人，而先登記了，這就非常的麻煩了。所以登記是很緊張的，公證公司要等到産權公司，把産權順利登記了，才能結束全部手續。

5.3.20: Close Escrow 完成全部手續

“Close escrow, after confirming recording, by :
1. preparing settlement statements for buyer and seller
2. disbursing all funds; and
3. delivering documents to the party or parties entitled thereto.”

當公證公司獲得産權公司通知，確認産權已登記後，産權公司會立即把剩下的款，電匯給公證公司，這時公證公司才可以作分帳開支票，結束整個交易過程。同時，公證公司還要準備成交報告（HUD-1）及報國稅局，準備賣買雙方的成交報告（兩個內容不一樣）等工作。這時賣方可以獲得賣屋的餘款。買方可以退回多交的錢。經紀人也可領到傭金報酬。

5.3.21: Cancellation取消

“Cancellation of escrow may not also cancel a purchase contract. In Cohen v. Shearer (1980)108c.a. 3d.939, a Court of Appeal decided that cancellation of an escrow by mutual agreement of the parties die not rescind the purchase contract between them.
Therefore, a real estate broker seeking to carry out the principal ’s decision to cancel a contract of purchase or sale should be sure the other party to the contract agrees in writing to do precisely that and not simply settle for written advice to cancel the escrow. As happened in the Cohen case, if a purchase agreement is not canceled along with the escrow, either party to the agreement may retain the right to specific enforcement of the contract or for the recovery of damages.”

在1980年柯恒（Cohen）告西拉（Shearer ）的官司中，法院判決，如果交易雙方在中途取消了公證交易手續，但法律上並不表示，也取消了交易雙方，談判的協定或合約。如果只取消公證交易手續，而沒同時取消最初協定，則買賣雙方，事後均有控訴對方的權力，買方可以仍然告賣方，要求履行合約（specific performance）。

5.3.22: Developer-Escrow 開發商不得控制公證交易

“Civil Code Section 2995 prohibits any real estate developer (defined as any person or entity having an ownership interest in real property which is improved by such person or entity with single-family dwellings which are offered for sale to the public) from requiring, as a condition precedent to the transfer of real property containing a single-family residential dwelling, that escrow services effecting such transfer be provided by an escrow entity in which the developer has a “financial interest”. The phrase “financial interest ” means ownership or control of 5 percent or more of the escrow entity. A developer who violates this statute is liable for damages of $ 250 or three times the charge for escrow services, whichever is greater, plus attorney’s fees and costs. Any waiver of this prohibition is against public policy and therefore void.”

加州民事法規第2995條規定，如果住宅的開發商自己開發的住宅，不得指定購屋者，必須使用開發商有股份，或利益的公證交易公司，處理過戶手續。如果開發商違規，將被處罰公證交易費的3倍。

5.3.23: Violation 違規付介紹費

“17420, Except for the normal compensation of his own employees, it shall be a violation of this division for any person subject to this division to pay over to any other person any commission, fee, or other consideration as compensation for referring, soliciting, handling, or servicing escrow customers or accounts.
It shall also be a violation for any person to enter into any arrangement, either of his own making or of a subsidiary nature, or through any other person having a dual capacity, or through any person having a direct or indirect interest in the escrow, or other device permitting any fee, commission, or compensation which is contingent upon the performance of any act, condition, or instruction set forth in an escrow to be drawn or paid, either in whole or in part, or in kind or its equivalent, prior to the actual closing and completion of the escrow. ” (www.insurance.ca.gov)

加州財務法規第17420條，嚴格禁止公證交易公司，對介紹生意的地産公司或經紀人或任何人支付任何傭金或介紹費，也禁止地産公司附設或相關有利益的公證交易公司，給付自己的經紀人，介紹費或任何報酬。以便搶公證交易的生意。現在有新的法律，正在限制由經紀人選公證公司的法條，通過後，經紀人不得再介紹生意，只有買賣雙方才能選公證公司。

案例：有許多華裔公證交易公司，非法對介紹生意的經紀人提供一些暗盤報酬。公證公司小姐，爲了拉生意，失去公正的立場，偏向介紹生意的經紀人，這些都是違法的行爲。希望業者自重，停止這些不法交易。

(以上内容取材自强伟城編，”加州房地产法规与实务”，欢迎选购 (626)585-8998 )