外文翻译---丹麦的物业估价与征税

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1、本科毕业论文（设计） 外 文 翻 译 原文 ： Property valuation and taxation in denmark Introduction Valuation of real property is carried out by various institutions and for valuation private and public purposes.E.g.private mortgage companies make their own valuation of the properties prior to determining a mortgage ap

2、plication,and the private real esatate agents assess the property value prior to sales or on demand from individuals.However,this paper deals with the pubilc valuation in Denmark and its interaction with the cadastre,the land registry and other relevant land information. Valuation for property taxes

3、 is a public task and is carried out laymen oppointed as valuers by the municipal councils.Licensed surveyors do not play any official role in the valuation process or in the real estate management business. The purpose of the public valuation is to provide a clear and widely accepted background for

4、 calculation of property tax.Property taxes comprise 3,5 percent of total taxes and duties in 2000 corresponding to 22000 million DKK(approx.2600 million USD). Property valuation principles A general valuation of all properties in Denmark was previously carried out every four years.In the years in b

5、etween the general valuations were updated using factors reflecting the price index development.By 1st January 1996 the 20th general valuation in Denmark took place.Since 1998 annual valuations have been introduced to replace the 4-year valuation system. The basic valuation principles are that value

6、s for each property are assessed for the total property(land and building)as well as the land. The total property value is assessed as the full market value of the property including land and buildings but excluding machinery,furniture and animals.The value is assessed to reflect the average cash pa

7、yment that a sensible buyer would pay for the property at the time of valuation.The value should also reflect the best possible economic use of the property.All public regulations such as planning regulations,preservation of buildings or nature,and rent control-must be taken into consideration.Gener

8、al easements such as regulations for a major dwelling area are also included.Specific private regulations and easements are,however,not taken into consideration.This means that any unusual rent agreements or mortgage conditions should not influence the valuation. The land value is assessed as the fu

9、ll market value(assumed cash payment)of the land without the buildings or other constructions facilities.Again,the value is assessed to reflect the best possible economic use of the land-disregarding any existing buildings and the present land use.All public regulations concerning the land-use-but n

10、ot the buildings-are taken into consideration.The land value includes all kind of site improvements such as drainage,sewerage or roads. The valuation process Before 1960 the first step of the valuation process was to send out forms to the landowners,asking them to fill in all the basic information a

11、bout the land and buildings and then return the forms to the valuation authorities. After computerization of the Valuation Register in 1960 and the establishment of the Building and Dwelling Register in 1980 the landowners of the private dwellings and summer cottages no longer have to fill in any fo

12、rms.All necessary information about land and buildings are already recorded and continually updated in the computer registers. Information needed for the valuation process derives from three source: The Register of Properties The Building and Dwelling Register The Sales Information The purpose of th

13、e Property Register is to record the valuation of each property and thereby assist the authorities in calculating and collecting property taxes. The register contains information concerning identification of the property (cadastral nnumber and property number),area of each land parcel,and the result

14、ing land and property valuation.The register is maintained by the local authorities-the 275 municipal councils.The guidelines for running the register are determined by the Central Customs and Tax Administration of the Ministry of Taxation. The Building and Dwelling Register was established 1977-79

15、and is based on the valuation forms from the 1977-valuation.The register contains detailed information about the building such as number of floors,floor area,and building materials.By establishing the register the owners were informed about the recorded contents,and they are informed when any change

16、s occur.The register is controlled and continuously updated by the municipal housing authorities as a part of their daily routines of issuing building permits. The sales information derives from sales declarations that the buyer of a property must submit to the municipal authorities during the proce

17、ss of conveyance.The declaration states the sales price,details about payment and the nature of the transfer(open market sale,heritage,family transfer,auction).The deed cannot be registered in the Land Book unless it is proved that the sales declarations have been submitted to the municipal authorit

18、y. Statistical information from the three sources is used in calculating the proposed values for as well the total value as the land value. The landowner may appeal the result of the valuation and classifications.Until 1966 the notification to the owners contained only information about the assessed

19、 values.This caused a large number of appeals without any specified reason.At the 1996 general valuation the notifications were expanded.The now include all information and calculations used in the valuation process. The valuation organisation Denmark is organised into 224 valuation districts.In each district there is a valuation committee with three members.It is a typical laymen-organisation.It is the responsibility of the committee to ensure that all assessments are made according to the regulations and that the necessary basis material is present.Each committee is