英國物業市場對香港買家嚟講既熟悉又陌生。樓市文化表面上相似，但法律制度——尤其係租賃業權（leasehold）、印花稅附加費、反洗黑錢合規——有唔少地方係香港沒有的概念，容易踩雷。呢篇文章提供一份香港買家嘅法律須知清單，並解釋最常見嘅陷阱。

For Hong Kong buyers, the UK property market feels familiar on the surface — but the legal system is different in ways that matter. Leasehold, SDLT surcharges, anti-money laundering compliance, and exchange vs completion — these are concepts that don't have direct Hong Kong equivalents. This guide sets out the key legal considerations and the pitfalls most commonly encountered by HK buyers.

香港人可以喺英國買樓嗎？ Can Hong Kong nationals buy property in the UK?

可以。英格蘭及威爾斯嘅物業市場對所有非英國國籍人士均開放，無需居留權或公民身份。買樓唔受移民身份限制。

Yes. There are no nationality restrictions on purchasing property in England and Wales. You do not need UK residency or citizenship to buy. Your immigration status does not restrict your ability to purchase.

但係，你嘅稅務居民身份會影響你所繳交嘅印花稅（SDLT）金額——呢個係你委聘律師後最先要搞清楚嘅問題之一。

However, your tax residency status affects the amount of Stamp Duty Land Tax (SDLT) you pay — this is one of the first things to clarify when instructing a solicitor.

印花稅（SDLT）——香港買家嘅稅務負擔 SDLT — the tax burden for HK buyers

呢個係香港買家最多人低估嘅費用。SDLT 係買賣英格蘭或北愛爾蘭物業時繳交的交易稅（威爾斯另設 Land Transaction Tax）。

This is the most commonly underestimated cost for HK buyers. SDLT is a transaction tax paid on property purchases in England and Northern Ireland (Wales has its own Land Transaction Tax).

三層附加費 Three layers of surcharges that can apply

  • 標準稅率：0% 至 12%，按物業價格累進計算
  • Standard rates: 0% to 12%, progressive on the purchase price
  • 額外物業附加費 +3%：如你喺世界任何地方擁有另一住宅物業，需額外繳 3%
  • Additional property surcharge +3%: if you own another residential property anywhere in the world
  • 非英國居民附加費 +2%：如你喺完成前 12 個月內，於英國居住少於 183 日
  • Non-UK resident surcharge +2%: if you have spent fewer than 183 days in the UK in the 12 months before completion
注意 Watch out

一位住喺香港、已擁有香港物業嘅買家，購買英國物業時最高可能須繳 5% + 3% + 2% = 10% SDLT。以 £600,000 物業計算，SDLT 可達 £51,500。切勿低估。

A Hong Kong-based buyer who already owns a HK property may face up to 5% + 3% + 2% = 10% SDLT. On a £600,000 property, that could be £51,500. Do not underestimate this cost.

BN(O) 持有人注意 BN(O) holders

如你持有 BN(O) 簽證並已喺英國居住超過 183 日（在完成前 12 個月），你可能符合「英國居民」嘅定義，毋須繳交 2% 非英國居民附加費。你嘅律師應在委聘時確認你嘅居民身份。

If you hold a BN(O) visa and have spent more than 183 days in the UK in the 12 months before completion, you may qualify as a UK resident for SDLT purposes and avoid the 2% surcharge. Your solicitor should confirm your residency status at the outset.

租賃業權（Leasehold）與永久業權（Freehold）——中英差異 Leasehold vs freehold — a key difference from Hong Kong

呢個係香港買家最常遇到嘅概念差異。喺英格蘭及威爾斯，物業業權主要分兩大類：

This is one of the most important conceptual differences for HK buyers. Property ownership in England and Wales takes two main forms:

業權類別Type 說明Description 多見於Common in
Freehold 永久擁有物業及其土地，無需繳付地租 You own the property and land outright, indefinitely. No ground rent payable. 獨立屋（houses） Houses
Leasehold 你擁有有限年期的居住權（例如 99 年或 125 年），需繳付地租（ground rent）及服務費（service charge）予地主（freeholder） You own the right to occupy for a fixed term (e.g. 99 or 125 years). You pay ground rent and service charges to the freeholder. 公寓（flats/apartments） Flats / apartments

租約年期——為何至關重要 Lease length — why it is critical

短租約（剩餘年期少於 80 年）會：

A short lease (fewer than 80 years remaining) will:

  • 令大部分按揭貸款機構拒絕批貸（多數銀行要求至少 70–85 年）
  • Make the property unmortgageable for most lenders (most require 70–85 years minimum)
  • 令未來出售極為困難
  • Make it very difficult to sell in future
  • 令你在申請延長租約（lease extension）時面對更高費用
  • Make a lease extension significantly more expensive

喺委聘律師後，其中一件最優先做嘅事，就係確認剩餘租約年期。

Confirming the remaining lease length is one of the first things your solicitor should check after being instructed.

地租（Ground Rent）陷阱 Ground rent traps

2022 年《租賃改革（地租）法》規定，新租約的地租不得超過象徵式金額（即零）。但舊有租約可能仍然包含地租條款，甚至包含「倍增條款」——即每隔一段年期地租翻倍。

The Leasehold Reform (Ground Rent) Act 2022 caps ground rent on new leases at a peppercorn (effectively zero). However, older leases may still carry ground rent clauses — some with "doubling clauses" that double the rent every set number of years.

真實陷阱 Real trap

例如：一個 2005 年的租約，地租為每年 £250，每 10 年倍增一次。到 2045 年，地租可達 £2,000。如地租超過樓價 0.1%，部分按揭貸款機構會拒絕批貸。你的律師應仔細審閱地租條款及倍增時間表，並向你解釋。

Example: a 2005 lease with ground rent of £250 per year, doubling every 10 years. By 2045, ground rent could be £2,000. Some lenders will refuse to lend where ground rent exceeds 0.1% of the property value. Your solicitor must carefully review the ground rent provisions and explain the doubling schedule to you.

服務費（Service Charge）同管理費（Management Pack） Service charges and management packs

租賃物業（尤其係公寓）除地租外，還需繳交服務費，用於支付大廈維修、電梯保養、保險及公共地方清潔等費用。服務費金額可以非常波動——尤其當大廈需要大型維修工程（例如外牆翻新）時，可能一次性徵收特別評估費（major works contribution），金額可達每戶數千甚至數萬英鎊。

Leasehold properties (especially flats) also pay service charges covering building maintenance, lift service, insurance, and communal cleaning. Service charges can be highly variable. In particular, buildings subject to major repair works (e.g. cladding remediation, roof replacement) may levy one-off "major works contributions" of thousands or tens of thousands of pounds per flat.

你的律師應要求賣方提供管理費資料包（management pack），當中包括最近年度帳目、預算、未決訴訟及任何已知的大型維修工程計劃。

Your solicitor should request a management pack from the seller, which includes recent service charge accounts, budgets, pending litigation, and any known major works plans.

反洗黑錢合規——資金來源核查 Anti-money laundering compliance — source of funds

英國律師受《2017年反洗黑錢規例》規管，必須核查每筆物業交易的資金來源。對於香港買家，資金來源尤其需要清晰的文件軌跡。

UK solicitors are regulated under the Money Laundering Regulations 2017 and must verify the source of funds for every property transaction. For HK buyers, the paper trail is particularly important.

常見資金來源及所需文件 Common sources and required documents

  • 香港儲蓄：最近 3–6 個月銀行結單，顯示資金歷史及累積過程
  • HK savings: 3–6 months bank statements showing the build-up of funds
  • 香港物業出售：賣方律師發出的完成結算書（completion statement）
  • HK property sale: completion statement from the HK solicitor
  • 股票或投資套現：券商或投資平台的結單及成交確認書
  • Liquidated investments: broker or platform statements and trade confirmations
  • 家人贈款：贈款人聲明書、贈款人銀行結單及資金來源解釋
  • Family gift: giftor declaration, giftor's bank statements, and explanation of their source of funds
  • 薪金及積蓄：薪單及反映工資入帳的銀行結單
  • Salary savings: payslips and bank statements showing salary credits
建議 Practical tip

在委聘律師之前，建議你先把資金整合至一個帳戶，並確保有清晰的入帳記錄。曾從股票帳戶或多個帳戶轉入的資金，可能需要額外解釋文件，盡早準備可避免延誤。

Before instructing a solicitor, consider consolidating your funds into one account with a clear transaction history. Funds moved from multiple accounts or liquidated investments may require additional documentation. Preparing this in advance prevents delays.

交換合約（Exchange）vs 完成（Completion）——英港制度比較 Exchange vs completion — different from HK

喺香港，買賣協議簽署後交易相對確定。但喺英格蘭及威爾斯，買賣程序分兩個法律步驟：

In Hong Kong, once a Provisional Agreement for Sale and Purchase is signed, the transaction is close to binding. In England and Wales, the process has two distinct legal stages:

  • 交換合約（Exchange of contracts）：買賣雙方律師同步交換已簽合約，交易正式具法律約束力。訂金（通常為樓價 10%）同時繳付。在此之前，買賣任何一方都可無條件退出，不承擔違約責任。
  • Exchange of contracts: solicitors simultaneously exchange signed contracts; the transaction becomes legally binding. Deposit (usually 10%) is paid. Before exchange, either party can withdraw without penalty.
  • 完成（Completion）：指定日期，律師轉帳餘款，賣方交吉，買家取匙，業權正式轉讓。
  • Completion: on the agreed date, the balance is transferred, the seller vacates, the buyer receives keys, and title passes.
注意 Important

如你喺交換後退出（除非有法律理由），你不但損失 10% 訂金，賣方更可就損失向你追索。因此，要確保在交換前：所有搜查已完成、按揭已獲批、資金已備妥。

If you withdraw after exchange without a valid legal reason, you forfeit your deposit and may be sued for further losses. This is why it is essential that before exchange: all searches are done, mortgage is confirmed, and funds are ready.

快速法律須知清單 Quick legal checklist for HK buyers

  • ✓ 確認你的 SDLT 稅務居民身份及估算稅款
  • ✓ Confirm your SDLT residency status and estimate your tax liability
  • ✓ 確認業權類別（Freehold 或 Leasehold）及剩餘租約年期
  • ✓ Confirm tenure (freehold or leasehold) and remaining lease length
  • ✓ 審閱地租條款及倍增時間表（如為租賃業權）
  • ✓ Review ground rent clause and doubling schedule (if leasehold)
  • ✓ 索取管理費資料包，了解大型維修工程計劃
  • ✓ Request the management pack and check for major works
  • ✓ 準備資金來源文件（銀行結單、投資/物業套現記錄）
  • ✓ Prepare source of funds documentation (bank statements, sale/investment records)
  • ✓ 委聘廣東話實際執業律師，而非中間人或「介紹人」
  • ✓ Instruct a qualified practising solicitor — not an introducer or agent
  • ✓ 在拍賣或快速完成情況下，提前了解 bridging finance 選項
  • ✓ For auction or urgent purchases, pre-qualify bridging finance options
  • ✓ 在按揭批核及所有搜查完成後，才答應交換合約
  • ✓ Do not agree to exchange until mortgage is confirmed and all searches are complete

點樣揀合適嘅律師 How to choose the right solicitor

喺英格蘭及威爾斯從事物業轉讓的「律師」必須由 Solicitors Regulation Authority（SRA）監管，或持有 Council for Licensed Conveyancers（CLC）牌照。你可以喺 SRA 公開登記冊核實任何律師的資格。

Anyone conducting conveyancing in England and Wales must be regulated by the Solicitors Regulation Authority (SRA) or hold a licence from the Council for Licensed Conveyancers (CLC). You can verify any solicitor's registration on the SRA public register.

undertheroof.uk 係由一位在英格蘭及威爾斯執業的廣東話物業轉讓律師運營的個人品牌。如你希望聯絡，可以喺下面提交查詢。查詢不收費、不建立律師與客戶關係、不作承諾。

undertheroof.uk is a personal brand operated by a Cantonese-speaking conveyancing solicitor practising in England and Wales. You can submit an enquiry using the form below. It is free, non-binding, and does not create a solicitor-client relationship.