18VAC135-20-180. 에스크로 계좌의 유지보수 및 관리.

A. 에스크로 계좌의 관리.

1. If money is to be held in escrow, each firm or sole proprietorship shall maintain in the name by which it is licensed one or more federally insured separate escrow accounts in a federally insured depository into which all down payments, earnest money deposits, money received upon final settlement, application deposits as defined by § 55-248.4 of the Code of Virginia, rental payments, rental security deposits, money advanced by a buyer or seller for the payment of expenses in connection with the closing of real estate transactions, money advanced by the broker's client or expended on behalf of the client, or other escrow funds received by him or his associates on behalf of his client or any other person shall be deposited unless all principals to the transaction have agreed otherwise in writing. The balance in the escrow accounts shall be sufficient at all times to account for all funds that are designated to be held by the firm or sole proprietorship. The principal broker shall be held responsible for these accounts, including having signatory authority on these accounts. The supervising broker and any other licensee with escrow account authority may be held responsible for these accounts. All such accounts, checks and bank statements shall be labeled "escrow" and the account(s) accounts shall be designated as "escrow" accounts with the financial institution where such accounts are established.

2. 신탁 계좌에 예치될 자금은 라이선스 수여자에게 최종적으로 귀속될 자금을 포함할 수 있으나, 이러한 자금은 신탁 계좌 기록에서 별도로 구분되어야 하며, 해당 자금이 라이선스 수여자에게 지급될 시 신탁 계좌에서 발행된 수표로 해당 회사에 지급되어야 합니다. 신탁 계좌에 예치된 자금은 해당 회사의 라이선스 소지자에게 직접 지급되어서는 안 됩니다. " 신탁 계좌에 최종적으로 라이선스 소지자에게 귀속될 수 있는 자금이 포함되어 있다는 사실은, 이 조항 C 2 에 따라 자금의 혼합( "commingling of funds)으로 간주되지 않습니다. 단, 해당 자금이 6개월 이내의 간격으로 정기적으로 인출되며, 라이선스 소지자가 해당 계좌에 있는 자금 중 라이선스 소지자와 해당 업체에 귀속되는 자금의 총액을 언제든지 정확히 식별할 수 있는 경우에 한합니다.

3. 신탁 자금이 예금증서 구매에 사용되는 경우, 해당 예금증서의 담보 제공 또는 저당권 설정, 또는 원본 예금증서가 주체 또는 감독 중개인의 직접적인 통제 하에 있지 않은 경우, 본 조항 C호 2 에서 금지하는 혼합으로 간주됩니다.

4. Lease transactions: application deposits. Any application deposit as defined by § 55-248.4 of the Code of Virginia paid by a prospective tenant for the purpose of being considered as a tenant for a dwelling unit to a licensee acting on behalf of a landlord client shall be placed in escrow by the end of the fifth business banking day following approval of the rental application by the landlord unless all principals to the lease transaction have agreed otherwise in writing.

B. 에스크로 계좌에서 자금 지급.

1. a. Purchase transactions. Upon the ratification of a contract, earnest money deposits and down payments received by the principal broker or supervising broker or his associates must be placed in an escrow account by the end of the fifth business banking day following ratification, unless otherwise agreed to in writing by the principals to the transaction, and shall remain in that account until the transaction has been consummated or terminated. In the event the transaction is not consummated (nonconsummation), the principal broker or supervising broker shall hold such funds in escrow until (i) all principals to the transaction have agreed in writing as to their disposition, and the funds shall be returned to the agreed upon principal within 20 days of the agreement, or (ii) a court of competent jurisdiction orders such disbursement of the funds, or (iii) the funds are successfully interpleaded into a court of competent jurisdiction pursuant to this section, or (iv) the broker can pay the funds to the principal to the transaction who is entitled to receive them in accordance with the clear and explicit terms of the contract which that established the deposit. In the latter event, prior to disbursement, the broker shall give written notice to the principal to the transaction not to receive the deposit by either (i) hand delivery receipted for by the addressee, or (ii) by certified mail return receipt requested, with a copy to the other party, that this payment will be made unless a written protest from that principal to the transaction is received by the broker within 30 days of the hand delivery or mailing, as appropriate, of that notice. If the notice is sent within 90 days of the date of nonconsummation, the broker may send the notice by receiptable email or facsimile if such email address or facsimile information is set forth in the contract or otherwise provided by the recipient. In all events, the broker may send the notice to the notice address, if any, set forth in the contract. If the contract does not contain a notice address and the broker does not have another address for the recipient of the notice, the broker may send it to the last known address of the recipient. No broker shall be required to make a determination as to the party entitled to receive the earnest money deposit. The broker shall not be deemed to violate any obligation to any client by virtue of making such a determination. A broker who has carried out the above procedure shall be construed to have fulfilled the requirements of this chapter.

주거래 중개인 또는 감독 중개인이 거래의 당사자인 주거래인을 위해 에스크로 자금을 보관하고 있는 경우, 해당 중개인은 버지니아주 법전 § 16.1-77 에 따라 분쟁 중이거나 미수령된 에스크로 자금을 관할 법원에 보관하도록 요청할 수 있습니다.

If a principal broker or supervising broker is holding escrow funds for the owner of real property and such property is foreclosed upon by a lender, the principal broker or supervising broker shall have the right to file an interpleader action pursuant to § 16.1-77 of the Code of Virginia.

경매일 현재 해당 경매 대상 부동산에 대한 부동산 매매 계약이 유효하고, 해당 부동산 매매 계약에 따라 에스크로에 보관된 계약금(earnest money deposit)이 계약의 당사자에게 지급되도록 규정되어 있는 경우, 해당 강제경매는 부동산 매매 계약의 해지로 간주되며, 구매자의 채무 불이행이 없는 경우 주계약자 또는 감독 중개인은 해당 부동산 매매 계약의 규정에 따라 계약 당사자의 추가 동의나 통지 없이 계약금 예치금을 구매자에게 지급할 수 있습니다.

b. Lease transactions: security deposits. Any security deposit held by a firm or sole proprietorship shall be placed in an escrow account by the end of the fifth business banking day following receipt, unless otherwise agreed to in writing by the principals to the transaction. Each such security deposit shall be treated in accordance with the security deposit provisions of the Virginia Residential Landlord and Tenant Act, Chapter 13.2 (§ 55-248.2 et seq.) of Title 55 of the Code of Virginia, unless exempted therefrom, in which case the terms of the lease or other applicable law shall control. Notwithstanding anything in this section to the contrary, unless the landlord has otherwise become entitled to receive the security deposit or a portion thereof, the security deposit shall not be removed from an escrow account required by the lease without the written consent of the tenant. If there is in effect at the date of the foreclosure sale a tenant in a residential dwelling unit foreclosed upon and the landlord is holding a security deposit of the tenant, the landlord shall handle the security deposit in accordance with applicable law, which requires the holder of the landlord's interest in the dwelling unit at the time of termination of tenancy to return any security deposit and any accrued interest that is duly owed to the tenant, whether or not such security deposit is transferred with the landlord's interest by law or equity, and regardless of any contractual agreements between the original landlord and his successors in interest. Nothing herein in this section shall be construed to prevent the landlord from making lawful deductions from the security deposit in accordance with applicable law.

c. Lease transactions: prepaid rent or escrow fund advances. Unless otherwise agreed in writing by all principals to the transaction, all prepaid rent and other money paid to the licensee in connection with the lease shall be placed in an escrow account by the end of the fifth business banking day following receipt and remain in that account until paid in accordance with the terms of the lease and the property management agreement, as applicable, except the prepaid rent, which shall be treated in accordance with the prepaid rent provision of the Virginia Residential Landlord and Tenant Act, Chapter 13.2 (§ 55-248.2 et seq.) of Title 55 of the Code of Virginia.

d. 임대 거래: 임대료 지급. 압류 매각일 현재 압류된 주거용 주택 단위에 임차인이 거주하고 있으며, 임대인 대신 적법하게 체결된 부동산 관리 계약에 따라 임대인의 대리인으로 활동하는 라이선스 소지자에게 임대료가 지급되는 경우, 해당 라이선스 소지자는 § 54 에 따라 임대료를 징수할 수 있습니다.1-2108.1 버지니아 주법전(Code of Virginia)의 제1편( 4 ).

2. a. 구매 거래. 거래의 당사자 모두가 서면으로 달리 합의하지 않는 한, 라이선스 수여자는 부동산 거래와 관련하여 라이선스 수여자에게 지급된 계약금의 일부 또는 기타 어떠한 금전적 지급금도 라이선스 수여자의 수수료의 일부로 청구할 수 없습니다. 이는 해당 거래가 완전히 이행될 때까지 적용됩니다.

b. Lease transactions. Unless otherwise agreed in writing by the principals to the lease or property management agreement, as applicable, a licensee shall not be entitled to any part of the security deposit or to any other money paid to the licensee in connection with any real estate lease as part of the licensee's commission except in accordance with the terms of the lease or the property management agreement, as applicable. Notwithstanding anything in this section to the contrary, unless the landlord has otherwise become entitled to receive the security deposit or a portion thereof, the security deposit shall not be removed from an escrow account required by the lease without the written consent of the tenant. Except in the event of a foreclosure, if a licensee elects to terminate the property management agreement with the landlord, the licensee may transfer any funds held in escrow on behalf of the landlord in accordance with § 54.1-2108.1 B 5 of the Code of Virginia. If there is in effect at the date of the foreclosure sale a written property management agreement between the licensee and the landlord, the property management agreement shall continue in accordance with § 54.1-2108.1 A 5 of the Code of Virginia.

3. 이자율이 적용되는 계좌에 예치된 자금에 대해, 매매 계약 또는 임대 계약 체결 시 계약서 또는 임대 계약서에 서면으로 명시하여 거래 당사자에게 이자 지급에 관한 사항을 고지하여야 합니다.

4. 라이선스 보유자는 해당 계좌에 해당 개인 고객 또는 재산에 대한 신용으로 충분한 금액이 예치되어 있지 않은 경우, 에스크로 계좌 또는 재산 관리 에스크로 계좌에서 자금을 지급하거나 지급하도록 할 수 없습니다.

5. Unless otherwise agreed in writing by all principals to the transaction, expenses incidental to closing a transaction (e.g., fees for appraisal, insurance, credit report, etc.) shall not be deducted from a deposit or down payment.

C. 에스크로 자금의 부적절한 관리에는 다음이 포함됩니다:

1. 계약, 구매 제안, 또는 임대 계약의 보증금으로, 계약서에 그 수락을 명시하지 않고, 어떤 종류의 메모, 양도 불가능한 증서, 또는 즉시 양도할 수 없는 가치 있는 물품을 수락하는 행위;

2. 주체 또는 감독 중개인 또는 그 직원이나 관련자, 또는 면허 소지자가 자신의 자금 또는 그 법인, 회사, 또는 단체의 자금과 다른 사람의 자금을 혼합하는 행위;

3. 본 조항 A 1 에 따라 해당 자금만을 수령하기 위해 지정된 계좌 또는 계좌에 에스크로 자금을 입금하지 않는 경우;

4. 이 장에서 요구하는 대로, 회사 또는 개인 사업자가 보관하도록 지정된 모든 자금을 위해 에스크로 계좌 또는 계좌에 언제든지 충분한 잔고를 유지하지 않는 경우; 및

5. Failing, as principal broker, to report to the board within three business days instances where the principal broker reasonably believes the improper conduct of a licensee, independent contractor, or employee has caused noncompliance with this section.