GAMEFARMNET - Toets die mark
1) P Erasmus Prokureur hou persoonlik hierdie webwerf daagliks op datum. Die goedkoop plase op ander webwerwe is verouderd; 2) 'n Kommissie-agent word vergoed vir sukses, nie vir harde werk nie, so moenie ons penaliseer omdat ons effektief is nie. 1) P Erasmus Attorney personally updates this website daily. The cheap farms on other websites are outdated. 2) A commission agent gets remunerated for success, not for hard work, so don't penalize us because we're effective.
Grondeienaar: wanneer kommissie verdien word en wanneer dit opeisbaar & betaalbaar word
Land owner: when commission is earned and when it becomes due & payable
Signature of a Contract of Purchase and Sale is the next step and if you refuses to proceed with the transaction the commission becomes due and payable immediately. Thus, don't abuse us to test the market.
Sommige grond-eienaars lys 'n eiendom by kommissie-agente en sodra hulle 'n aanbod ontvang (op hulle terme) weier hulle om te verkoop - hulle onttrek of vis vir 'n hoër prys.
Die regsposisie van die Suid-Afrikaanse howe, of 'n eienaar so mag optree of nie, is onseker maar dit kan uitdruklik ooreengekom word tussen die grond-eienaar / verkoper en kommissie-agent wanneer die kommissie verdien word en wanneer dit opeisbaar en betaalbaar word.
Net soos hierdie kantoor onsself en ons verkopers beskerm teen geldlose kopers wat tyd mors, so beskerm ons onsself en ernstige kopers teen huiwerige of kwaadwillige grondeienaars / verkopers. U as verkoper moet defnitief besluit om te verkoop en u moet vir ons 'n konkrete vaste verkoopprys gee. U is heeltemal geregtig om later u prys te verander of om te onttrek maar nie nadat ons 'n (gewillige en instaat) koper gevind het nie.
Hierdie kantoor verdien ons kommissie sodra ons 'n koper vind wat gewillig en instaat is om die eiendom te koop teen die (minimum) terme wat die eienaar vir ons aangedui het hy sal aanvaar - of 'n aanbod al geteken is of nie. Of die koper gewillig en instaat is is 'n kwessie van getuienis en dit kan op enige manier bewys word.
Die kommissie is betaalbaar by registrasie van oordrag (in uitsonderlike gevalle kan die kommissie vroeër betaalbaar wees, byvoorbeeld wanneer die koper koop op afbetaling). Indien die verkoper egter nie wil voortgaan met die verkoop nie, byvoorbeeld indien hy uit die mark onttrek of vis vir 'n hoër prys, dan word die kommissie (7,5%) onmiddelik opeisbaar en betaalbaar.
As hierdie term nie vir u aanvaarbaar is nie moet u ons asseblief daarvan in kennis stel sodat ons 'n risiko-bepaling kan maak.
Vir 'n volledige verhandeling oor hierdie regsposisie, kliek hier of gaan na http://www.gamefarmnet.co.za/toetsdiemark.co.za
Ter verduideliking (dis wat werklik met ons gebeur het en dis wat ons wil vermy): Oom D sit sy plaas by ons in die mark vir R3,5m waarby R200 000 kommissie ingesluit is. Ons kry navraag van 'n koper wat wil gaan kyk. Ek (Tjaka) bel Oom D en reël 'n afspraak vir besigtiging en bevestig die prys en kommissie. Die koper besigtig die plaas en (nadat hy dit nog 'n paar keer gaan besigtig het - o.a. vir sy vrou gaan wys het ens - elke keer per afspraak met Oom D) kom ons alle terme van die kontrak ooreen en skud blad (die koper se geld is reg). Toe, uit die bloute uit, trek Oom D kop uit en sê vir my ek kan gaan doppies blaas - hy betaal g'n niks kommissie nie. Dis wat ons wil vermy.
Some land owners list a property for sale with commission agents and when they receive an offer (at their terms) they refuse to sell - they withdraw or fish for a higher price.
The legal position in the South African courts, whether an owner may act like this or not, is uncertain but it may be agreed expressively between the seller & commission agent as to when the commission is earned and when it becomes due and payable.
The same way we protect ourselfs & our sellers against penniless time wasting purchasers, we protect ourselves & serious buyers against hesitant or mala fide land owners / sellers. You as seller must make a firm decision to sell and you must give us a concrete fixed price. You have the fullest right to later change your price or withdraw but not after we found a (willing and able) buyer.
Our commission is earned the moment we find a buyer who is willing and able to buy at the seller's (minimum) terms, whether an offer has been signed or not. The question whether the purchaser is willing and able is a matter for evidence and and it can be proofed in any way.
The commission is payable at registration of transfer (in exceptional circumstances it can be payable earlier, for example when it is a downpayment scheme). If the seller refuses to proceed with the transaction, for example if he withdraws or fishes for a higher price) the commission (7,5%) becomes due and payable immediately.
If this term is not acceptable for you, please inform us so we can make a risk assessment.
For a detailed discussion of this legal position, click here or go to http://www.gamefarmnet.co.za/toetsdiemark.co.za
To explain (this is what really happened to us and this is what we want to avoid): Uncle D listed his farm with us for sale for R3,5m which included R200 000 commission. We got an enquiry from a prospective purchaser who wanted to view the property. I (Tjaka) phoned uncle D, made an appointment to take the purchaser to the property and we confirmed the price and commission. The purchaser viewed the property and (after he viewed the property a few times - showed it to his wife etch - every time per appointment with Uncle D) we agreed to the terms of the sale and solemnly gave each other the right hand (the purchaser's money is ready). Then, suddenly, Uncle D withdrew from the transaction and told me he's not paying any commission. This is the situation we're trying to avoid.
Slegs vir ernstige navorsers:
AGENTE-KOMMISSIE IN GEVAL VAN 'n "VIND VIR MY 'N KOPER" OF "VERKOOP MY EIENDOM" MANDAAT
Lys van gesag
Pricket v Badger (1 C.B. N.S. 296)
Boozè v Zeederberg and Duncan 1918 C.P.D. 283
Eschini v Jones 1929 CPD 18
Luxor (Eastborne) Ltd and others v Cooper  AC 108 (HL)
Gluckman v Landau & Co 1944 TPD 261
Webranchek v L K Jacobs 1948 (4) SA 671 (A)
Brayshaw v Schoeman en Andere 1960 (1) SA (A) 625
John H Pritchard & Associates (Pty) Ltd v Thorny Park Estates (Pty) Ltd 1967 (2) SA 511 (N.P.D.)
De Coning v Monror Estate and Investment Co (Pty) Ltd 1974 (3) SA 72 (E.C.D.)
Alpha Trading Ltd v Dunnshaw-Patten Ltd  1 All ER 482
Badenhorst v Van Rensburg 1985 (2) SA 321 T
Watson v Fintrust Properties (Pty) Ltd 1987 (2) SA 739 (C.P.D.)
Jurgens Eiendomsagente v Share 1990 (4) SA 664 (A)
Die agent se eis teen die prinsipaal kan gebaseer wees op:
a) ‘n Eis vir kommissie – indien die agent die terme van sy mandaat nagekom het (m.a.w. 'n koopkontrak tot stand gebring het en aan alle ontbindende en opskortende voorwaardes voldoen is) of
b) ‘n Eis vir skadevergoeding - indien die prinsipaal die agent op onregmatige wyse verhoed het om kommissie te verdien (beste voorbeels: as die prinspaal kop uittrek voor 'n bindende koopkontrak tostand kom)
c) Die Leerstuk van Fiktiewe Vervulling kan in albei bogemelde gevalle toegepas word.
Die Besonderhede van Vordering moet reg bewoord word om die juiste eisoorsaak uiteen te sit.
In geval van ‘n eis vir kommissie: In Brayshaw v Schoeman en Andere 1960 (1) SA (A) 625 op bladsy 630 C – D sê die Appèlhof: “Ek dink dit moet as algemene stelling aanvaar word dat ingeval van ‘n opdrag ‘om ‘n koper te vind’ die voltooiing van ‘n geldige koop die gebeurtenis is waarop die agente-kommissie betaalbaar is, tensy bykomstige oorwegings of indiciae tot die teendeel op ‘n ander uitleg dui”.
In geval van ‘n eis vir skadevergoeding: In Boozè v Zeederberg and Duncan 1918 C.P.D. 283 op bladsy 291: “… when the house agent brings the purchaser to his principal, the latter says: ‘I have changed my mind, I will not sell’ or ‘I cannot sell as I have a defective title’, the house agent will be entitled to damages, for he is prevented from earning his commission by a wrongfull act or default on the part of the principal” en in Watson v Fintrust Properties (Pty) Ltd 1987 (2) SA 739 CPD op bladsy 753, in ‘n verwysing na Badenhorst v Van Rensburg 1985 (2) SA 321 T op bladsy 334: “… if the agent’s right to commission is frustrated by the act of the principal before the agent brings about the sale … the plaintiff agent by virtue of the doctrine of fictional fulfilment can sue for damages. He cannot sue for commission as such. His claim is for something quite different, ie damages. The quantum might be equal to the commission which he had hoped to earn, but the cause of action is different. The fact that the quantum of damages may equal the quantum of commission is coincidental. Sometimes the damages may be less than the commission and no doubt very often they will be the same … but they are different in nature.” Sien ook die De Coning-saak op bladsy 74 H.
Ek is tans onseker of 'n eis om skadevergoeding se quantum op "positiewe interesse" bereken word of op "negatiewe interesse". Indien "positiewe interesse" die maatstaf is sal die agent kan eis die kommissie wat hy sou verdien het maar indien "negatiewe interesse" die maatstaf is sal dit net sy uitgawes wees. Uit die uittreksel uit die Watson-saak hierbo lyk dit of "positiewe interesse" die maatstaf is - dit lyk ook na die meer billike benadering.