2025 重要通知：住宅房地产新反洗钱规定，买家与经纪人须知 Important Notice: New Anti-Money Laundering Rule for Residential Real Estate — What Buyers and Agents Need to Know
💬 给买家和经纪人的简明说明
⚖️ 新规背景
美国财政部的金融犯罪执法网络（FinCEN）将在 2025 年 12 月 1 日起，正式实施新的住宅房地产反洗钱（AML）规定。
这项规定主要针对 全现金或非传统贷款（例如私人融资）购买住宅房产，且购房者以 公司或信托 名义持有产权的情况。
👤 买家需要注意
✅ 如果您是以个人名义买房（即使是现金买），几乎不会受到影响，无需额外报告。
✅ 如果您以公司、信托或其他实体名义买房，您需要提供以下资料给我们（或您指定的报告方）：
实际控制人（Beneficial Owner）姓名、地址、身份证信息（如护照或驾照）
公司或信托的结构文件
最终签字人信息
💡 为什么？
这是为了提高房产交易透明度，防止洗钱或隐藏资产行为。
💼 经纪人需要知道
未来当您的客户使用公司或信托购房时，需提醒他们：Escrow 或其他结算代理会主动收集实际控制人信息，并向 FinCEN 提交报告。
建议在谈 offer 或签约前就先确认客户是否计划以实体名义购买，以便提前准备材料，避免交易后期出现延误或补件风险。
如遇海外买家，尤其需要关注，因为部分外国客户常透过 LLC 或信托来持有美国房产。
💰 对交易流程的影响
交易透明度提高：客户会被要求签署真实性声明（Attestation），并配合资料审核。
可能需要更多准备时间：部分文件需提前提供，特别是涉及多层结构或跨国信托的情况。
费用可能增加：个别结算方可能收取小额的合规或处理费。
⚡ 我们的承诺
作为 Escrow 公司，我们会：
协助客户提前确认是否需要提交 FinCEN 报告
提供详细的资料清单与指导，确保流程顺畅
与经纪人保持紧密沟通，及时更新客户状况
💬 New AML Regulation — What Buyers and Agents Need to Know
⚖️ Background
Starting December 1, 2025, the U.S. Department of the Treasury’s Financial Crimes Enforcement Network (FinCEN) will implement a new anti-money laundering (AML) rule targeting residential real estate purchases.
This rule focuses mainly on all-cash or non-traditional financing purchases where the buyer holds title through a company or trust.
👤 What buyers need to know
✅ If you are purchasing under your personal name (even with cash), this rule will not affect you.
✅ If you are purchasing through a company, trust, or other entity, you will be required to provide:
Personal information of the beneficial owners (those who ultimately control or own 25% or more), including name, address, and ID (passport or driver’s license)
Entity structure documents
Signer details
💡 Why?
The goal is to increase transparency and prevent money laundering or hidden asset ownership.
💼 What agents need to know
When working with clients who plan to purchase using a company or trust, it’s important to inform them early that escrow or the settlement agent will need to collect and report beneficial ownership information to FinCEN.
It’s recommended to clarify the buyer’s intended vesting (ownership structure) before submitting an offer, to avoid delays or last-minute document requests later in escrow.
This is especially important for foreign buyers or investors who often use LLCs or trusts to hold U.S. properties.
💰 Impact on the transaction
More transparency: Buyers will sign an attestation confirming the accuracy of their ownership information.
Possible extra preparation time: Additional documents may be needed upfront, especially for complex or multi-layered entities.
Potential additional fees: Some settlement or escrow companies may charge a small compliance processing fee.
⚡ Our commitment
As your escrow company, we will:
Help determine early on whether a FinCEN report is required
Provide clear checklists and guidance to make the process smooth
Keep agents and clients updated at every stage
