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Commercial real estate in China: overview
A Q&A guide to corporate real estate law in China.
The Q&A gives a high level overview of the corporate real estate market; real estate investment structures, including REITs; title; tenure; sale of real estate; liability; due diligence; warranties; real estate tax, including VAT and stamp duty/transfer tax; climate change targets; restrictions on foreign ownership; real estate finance; commercial leases; and planning law.
To compare answers across multiple jurisdictions, visit the Corporate Real Estate Country Q&A tool.
This Q&A is part of the global guide to corporate real estate law. For a full list of jurisdictional Q&As visit www.practicallaw.com/realestate-mjg.
The corporate real estate market
Over the last 12 months, the Government has continued to implement a range of policies attempting to control property prices in China. These policies include:
Tightening bank credits.
Increasing the supply of low-cost housing.
Imposing penalties against holders of idle land.
Imposing restrictions on non-residents purchasing real estate.
According to data released by the National Bureau of Statistics (NBS) in January 2015, of the 70 large and medium sized cities surveyed, on a year-on-year basis, 68 cities saw new home prices decline in December 2014. Meanwhile, 67 cities reported price drops for existing home.
The NBS data showed that home price trends in first-tier cities and smaller cities diverged last month, with the nation's four biggest cities of Beijing, Shanghai, Guangzhou and Shenzhen seeing average prices rise by 0.1% and 0.4% from the previous month for new homes and existing homes, respectively.
The price rebound came amid a sales recovery in first-tier cities, all of which saw the number of homes sold surge more than 15% in December compared to a month ago. The recovery was boosted by government policy changes intended to avoid a sharp slowdown in the sector due to fear of jeopardising the broader economy. Those moves included:
Fewer restrictions on home purchases.
Eased mortgage rules.
An interest rate cut in November 2014.
China's property market began a downturn in 2014 after a year-long boom that catapulted home prices to record highs. The downturn has also weighed negatively on the economy, with third-quarter growth sliding to 7.3%, which is the lowest level since the 2008-09 financial crisis.
The most significant deal over the last 12 months was the purchase of land use rights of No.13 and No.15 land plots of Dongjiadu in the southern Bund area, Huangpu District, Shanghai on 18 November 2014 for a total price of CNY24.85 billion by three joint purchasers:
China Minsheng Investment Co. Ltd.
Shanghai Bund Investment (Group) Co. Ltd.
Shanghai Jiadu Properties Ltd.
They purchased the land for an average net price of CNY35,392 per square metre. The land parcel is to be developed as a project with residential, commercial and office buildings.
Real estate investment
The most commonly used structures for real estate investment are either through:
Direct or indirect share or equity acquisition (including the cross-border deal) of a company holding the real estate.
Direct assets acquisition.
Real Estate Investment Trusts (REITs) have generated a lot of interest in recent years and there has been significant development on some trial cases of REITs in 2014. "CITIC Qihang Special Asset Management Plan", the first REIT fund in China's domestic market, started trading on the Shenzhen Stock Exchange on 21 May 2014. CITIC Securities, the country's largest brokerage, issued the fund product. It was also reported in late 2014 that the Ministry of Housing and Urban-Rural Development has selected four cities to pilot the REIT program for construction of affordable houses for rent:
Preliminary plans formulated by the four cities have already been submitted to the ministry for final deliberations.
Institutional investors can participate in the real estate market in many ways, including establishing:
A wholly-owned real estate project company.
A joint venture project company with a partner.
A company or limited liability partnership (LLP) to control the shares of the project company.
Private investors can invest in real estate through a company. In that way, they are no different from institutional investors.
Individuals can purchase residential property if they satisfy certain criteria.
Restrictions on foreign ownership or occupation
Currently, only foreign individuals working or studying in China for a term exceeding one year can purchase a residential property in China for their own personal use. For corporations, only a foreign corporation's branch or representative office in China can purchase non-residential property for its own business use in the city where that branch or representative office is registered.
All foreign companies or individuals seeking to invest in real estate in China must establish a company in China to carry out the investment activities.
There are generally no other restrictions on foreign ownership or occupation of real estate.
The change of control of a Chinese company does not affect its title to real estate as the ownership of the real estate is vested in, and registered under, the name of the company itself and not the shareholders. However, it is important to note that in some circumstances the change of control requires the approval of the relevant government authorities (for example, the Ministry of Commerce or its local branch offices). At present, there are quite stringent approval requirements in respect of both:
Equity transfer of a foreign invested real estate enterprise (that is, a company established in China by foreign investors engaged in real estate construction, operation and development).
Merger and acquisition of a domestic real estate enterprise by foreign investor(s).
The Ministry of Commerce (MOFCOM) and the local commerce authorities are in charge of the incorporation approvals of foreign-invested real estate enterprises (FIREE) (www.mofcom.gov.cn).
The National Development and Reform Commission (NDRC) and local development and reform commissions are in charge of the approval of projects invested by foreign investors (www.sdpc.gov.cn).
The State Administration for Industry and Commerce (SAIC) and the local administrations for industry and commerce are in charge of the registration of companies (including FIREEs or domestic real estate companies) and supervision of the operation of the companies (www.saic.gov.cn).
Title to real estate
There is no legal definition of what constitutes real estate.
Land is owned either by the state or by the collectives, generally depending on its location. A collective is generally an unincorporated group of peasants in a village or town. The law allows land use rights of state-owned land to be granted through compensatory grant (that is, for a fee, known as a land grant fee) to individuals, enterprises or organisations. The compensatory grant of the land use right of a piece of state-owned land, together with any property erected on it, can be bought and sold, mortgaged or otherwise disposed of as the owner sees fit. Although there is another type of land use right (allocated land use right), since only the compensatory grant of the land use right of a piece of state-owned land can be freely transferred in law, that land use right, together with any property erected on the land, are considered to constitute real estate from an investor's perspective.
Title to real estate is registered in different ways depending on the locality. In some places, such as Shanghai, the register for the titles of the land use right and the buildings are unified, and in other regions, such as Beijing, the registers for the titles of the land use right and the buildings are kept separately.
Title to real estate is evidenced by registration, which, depending on the locality, is done either in:
A registry that unifies both title to land and title to buildings.
Two registries that keep separate registers for title to land and title to buildings.
The registries are under the government's control.
Title is also evidenced by title certificates issued by the relevant authority, but in the event of conflict between the contents of the register and those of the title certificate, the register prevails.
Currently, the following are in charge of the registration of titles:
The Ministry of Housing and Urban-rural Development (MOHURD) (www.mohurd.gov.cn) and its local counterparts are in charge of the registration of title to buildings.
The Ministry of Land and Resources (MLR) (www.mlr.gov.cn) and its local counterparts are in charge of the registration of the title to land.
The real estate registration system is due to be significantly reformed in 2015. According to the Interim Regulations on Real Estate Registration issued by the State Council on 22 December 2014 that came into force on 1 March 2015:
MLR will direct and supervise real estate registration across the country.
A local people's government at, or above, the county level will designate a department as the real estate registration authority in its administrative region to register real estate.
Detailed implementation rules on the registration system will be announced by the ministry in 2015.
According to these regulations, the registration must be filed electronically or in print (print can only be used when conditions for establishing electronic registers are not fulfilled) and kept permanently. However, there is currently no national electronic access or electronic conveyancing system for the public.
The main information in the public register of title includes:
The term or tenure of the land use right.
The area of the building.
The location of the land use right.
The kind of structure of the building (for example, reinforced concrete).
The permitted usage.
The owner's name.
The completion date.
In addition, the register must also contain information on any:
Applicable mortgage.
Applicable lease.
Objections to the title registered.
Restrictions applicable to the title registered.
Original transaction documents are also registered in the register but they are generally not available for inspection. In certain circumstances, the search of a public register is not permitted without the owner's consent.
Confidential information or documents can be protected from disclosure in the public register, except to the extent that disclosure is required by the title owner or the judicial institutions (including the police, the court or the procuratorate).
The land use right of state-owned land is held for the following terms of years, depending on its land usage:
Up to 70 years for residential land use right.
Up to 50 years for industrial, education, technology, hospital and sports land use right.
Up to 40 years for commercial, tourism and entertainment land use right.
Up to 50 years for mixed-use land use right.
Sale of real estate
Preliminary agreements
The sale of real estate generally involves three different types of transactions:
Direct or indirect sale and purchase of equity or shares in a company holding the real estate (equity transaction).
Direct sale and purchase of real estate before construction of the real estate is completed and an ownership certificate is issued to its developer where a pre-sale permit regarding the real estate has been issued to its developer (pre-sale transaction).
Direct sale and purchase of real estate after construction of the real estate is completed and an ownership certificate has been issued to its developer, or direct sale and purchase of real estate from any subsequent owner deriving title from the developer (sale transaction).
Common marketing methods either by the seller or through real estate agents include:
Network marketing.
Commercial negotiation is conducted throughout each stage of a sale of real estate involving non-binding documents (for example, a letter of intent), right up to the conclusion of a binding sale and purchase agreement.
Non-binding, or sometimes binding, letters of intent or memoranda of understanding are often used to set out pre-contractual arrangements, including, among other things:
Applicable exclusivity periods.
Confidentiality arrangements.
Method of calculation of the purchase price.
Due diligence arrangements.
Sale contract
There is set rule as to when a sale contract is executed in any equity transaction or sale transaction. In a pre-sale transaction, the contract is called a pre-sale contract, and no pre-sale contract can be signed before a pre-sale permit is issued by the relevant government authority.
Generally, both the seller and the buyer are legally bound on execution of a binding sale and purchase agreement for the target real estate.
Due diligence
In a complex real estate transaction, typical due diligence includes legal, financial and technical due diligence, which is completed by different groups of professionals with different expertise.
A property search with the competent public authorities is usually completed as a first step of the legal due diligence on title.
Due diligence generally involves the following (to a greater or lesser degree depending on the complexity of the transaction):
Ensuring the seller has a valid and clear title to the target real estate.
Identifying any encumbrances on the target real estate.
Ensuring the proper construction of the target real estate.
Investigating any environmental issues.
Where the sale and purchase is structured as an equity transaction, there will be additional due diligence on the company whose shares are the subject matter of the sale and purchase.
Sellers' warranties
In both pre-sale transactions and sale transactions, a seller generally warrants in respect of the property itself, unless otherwise disclosed, that:
The seller lawfully owns the target real estate.
The target real estate is not subject to any mortgage or other encumbrance.
The target real estate is in a good state of repair and condition.
Either vacant possession is given on completion or the target real estate is under tenancy, in which case the particulars of the tenancy are warranted.
Subject to negotiation, if the seller is also the developer of the target real estate, the construction of the target real estate has complied with all relevant laws and regulations of the national and local competent authorities.
In an equity transaction, these seller's general warranties are applicable as well and the usual warranties commonly found in share or equity transactions are added. The typical warranties required of the seller in an equity transaction are that:
The seller has full capacity to enter into the sale and purchase agreement for the target shares or equity.
The seller lawfully owns the target shares or equity.
The target shares or equity is not subject to any undisclosed pre-emptive right, right of first refusal, encumbrance or other right or restriction.
The property owner company whose shares or equity is to be transacted does not have undisclosed liabilities.
The precise nature of the warranties to be included ultimately depends on the relative bargaining power of the two parties.
A seller is under the following main statutory obligations vis-à-vis a buyer:
The seller must be the owner of the subject matter of the sale, or otherwise entitled to dispose of the subject matter.
The subject matter of the sale must be capable of transfer. Its transfer must not be prohibited or restricted by:
law or any other administrative decree; or
any judgment, asset seizure order or other restrictive orders.
The sale must have the consent of any co-owners (where applicable).
The subject matter of the sale must have been duly valued and the sale approved if the subject matter is state-owned property.
If the subject matter of the sale is under a lease, a prior notice of the sale must be served to the lessee and a waiver of the right of first refusal to purchase must be obtained from the lessee.
If the subject matter of the sale is under a mortgage, the seller must inform the buyer of the mortgage and inform the lender of the proposed sale.
As well as the above statutory obligations, there are other contractual obligations owed to a buyer, for example:
The full payment of management fees.
Utility fees.
The contractual obligations vary depending on the facts of each case and the relative bargaining position of the parties.
Appraisal of the environmental impact is required for every construction project. Reports on environmental impact appraisal of construction projects must be submitted by developers to the competent environmental protection authorities for their examination and approval.
To avoid potential liability, a buyer will usually check the relevant environmental documents of the target real estate project during the due diligence exercise prior to the conclusion of the sale contract.
Environmental insurance is not very common. However, some high risk enterprises (for example, heavy metal enterprises), must buy environmental pollution liability compulsory insurances (provisions of the Ministry of Environmental Protection (www.zhb.gov.cn))
In a sale contract, there is usually a warranty clause for the seller to:
Comply with all applicable environmental laws and regulations.
Obtain all applicable environmental approvals or licences.
Maintain a valid policy on environmental insurance (if any).
The owner or occupier of a property does not normally inherit liability for matters relating to real estate if they occurred before it bought or occupied it, although there are some exceptions to this general rule:
Liability in contract. The owner or occupier of a property can, by contract, expressly assume this liability. A common example is where a new owner agrees in the sale and purchase agreement to pay all outstanding management fees incurred before they become the owner or occupier.
Statutory liability. Liability can be expressly stated in statute imposing liability relating to real estate on a person notwithstanding the fact that the liability may have arisen prior to them becoming an owner or occupier. There are not many instances under law where this kind of liability arises, but two examples are where:
a real estate has an illegal structure. The purchaser of the real estate is liable for removing the illegal structure notwithstanding the fact that the illegal structure was erected by their predecessor in title;
there is hazardous material in a real estate which continues to pose a danger to the other users of the land or its neighbours. The new owner can be liable even though it was the predecessor in title who used the hazardous material.
Other liability in tort. An owner or occupier is generally not liable in tort for wrongful acts committed by a previous owner before they became the owner or occupier of a real estate (unless that liability is expressly included in statute).
A seller or occupier's liability concerning the real estate usually ceases after the seller has transferred title of the property, or the occupier has vacated the property, except in the following situations:
Liability in contract. There can be contractual obligations imposed on the seller or occupier that survive the transfer of title or vacation of the property. A good example is a breach of warranties in a pre-sale agreement or a sale and purchase agreement, where the seller remains liable even though title has been transferred. The limitation period for breach of contract is two years from the day the innocent party becomes aware of the breach. For the occupier, a tenant's breach of the terms of its tenancy agreement will survive despite the fact that the tenant has vacated the property under the tenancy.
Where the seller is not a developer, it remains liable for any latent defects in the property if they have knowledge of the defects but have failed to make proper disclosure to the purchaser.
Statutory liability. This liability is expressly stated in statute and imposes liability relating to real estate on a person after they cease to be an owner or occupier. For example, where a property contains hazardous material, the person who put in that hazardous material is liable despite the fact that it has transferred its title (as owner) or vacated the property (as occupier).
Where the seller is a developer, it remains liable at law for the construction defects of the property after the transfer of title.
Other liability in tort. Any liability in tort (that is not specifically contained in a statute) already incurred before the transfer of title or vacation of the property will still be borne by the seller or occupier after the transfer of title or vacation of the property. The applicable statute of limitations differs depending on the tortious acts.
Completion arrangements
The sale of real estate generally involves three different types of transactions:
Equity transaction.
Pre-sale transaction.
Sale transaction.
For completion of the sale, an equity or share transfer agreement, a pre-sale agreement and a sale agreement must be acquired.
If the deal is structured as an equity transaction, the parties are not required to register the transfer of the equity or shares in China if the subject matter is equity or shares in a foreign company. For a transfer of equity or shares in a Chinese company, the parties must register the change of ownership of the equity or shares within 30 days of the transfer with the local Administration of Industry and Commerce.
In a pre-sale transaction, an application for registration must be submitted within 90 days after the developer delivers possession to the buyer.
In a sale transaction, no time limit is set for the registration of the transfer of title if the seller is not a developer, although in practice, a time limit is often agreed in the sale and purchase agreement. Where the seller is a developer, registration of the transfer of title must be submitted within 90 days after the signing of the sale and purchase agreement.
In an equity transaction, the moment at which the title of the shares is transferred is governed by the law of the place of incorporation of the company whose shares are being transferred. With a transfer of equity or shares in a Chinese company, the transfer is effective on completion of the sale and purchase of the shares. Failure to register the transfer with the local Administration of Industry and Commerce does not render the transfer void, but the transfer is not binding on any bona fide third party.
In both the pre-sale transaction and sale transaction, title transfer is legally completed only by entering the transfer on the register in the relevant registry. The parties must submit, among other things, the pre-sale agreement or the sale and purchase duly signed by both the seller and the buyer.
For the formal legal requirements on the transfer of real estate the following issues should be noted:
Requirements on transfer of compensatory land use right. Only compensatory land use rights may be transferred (allocated land use rights are non-transferable), subject to the statutory requirements below, from one owner to its transferee by entering into a transfer contract. On a transfer of compensatory land use rights, all the rights and obligations of the transferor in relation to the land are transferred to the transferee including those set out in the land use rights grant contract. Compensatory land use rights may not be transferred unless the following statutory requirements are satisfied:
at least 25% of the total investment for the relevant construction project, excluding the land premium, have been expended;
the land premium must have been paid in full;
the transferor has already obtained a land use rights certificate of the land.
Requirement on entering into a pre-sale contract. Prior to the completion of construction, a developer may be allowed to "pre-sell" its incomplete properties through a process called "pre-sale" by obtaining a pre-sale permit and entering into pre-sale contracts with purchasers. In order to obtain a pre-sale permit, the following conditions must be met;
the land premium has been paid in full and the relevant land use rights certificate has been obtained;
the Construction Works Planning Permit and the Work Commencement Permit have been issued;
as far as the development to be put on pre-sale is concerned, no less than 25% of the total investment of the development project has already been expended, and the construction schedule and completion date have been confirmed.
The above conditions can vary from place to place as local government authorities can impose more stringent conditions for a pre-sale permit.
Requirement on entering into a sale contract. After the completion of construction and with the issuance of the land and property ownership certificate relating to the entire development, a developer sells its development without further restriction by entering into sale and purchase contracts with purchasers.
If one or both parties to an agreement are foreign individuals or entities, notarisation and legalisation (a special attestation procedure required in China) can also be required for other relevant documents, for example, the corporate documents of the foreign party.
Real estate tax
Stamp duty is payable on a sale and purchase agreement. The rate is 0.05% of the contract price, payable by each party. Taxpayers are required to calculate the amount of stamp duty and to purchase and attach duty stamps to the taxable document. Duty stamps should be attached to taxable documents when they are drawn up or received. If a contract is signed outside of China then the stamp duty should be paid when it is implemented in China.
Business tax and a surcharge are payable on the sale of real estate. The transferor pays and the combined rate is 5.5% of the transfer price. Where a transferor contributes real estate in exchange for equity interest, that capital contribution is not subject to business tax.
Land appreciation tax (also called land VAT) is also payable by the transferor for sale proceeds, at a tiered rate from 30% to 60% of the gain depending on the quantum of gain.
Where the transferor is a body corporate, corporate income tax at the rate of 25% of profit is also payable for profit from the sale of the real estate, although the actual corporate income tax payable ultimately depends on the profit or loss level of the body corporate from other business activities in the same fiscal year. Where a corporate transferor is not resident for Chinese tax purposes, a deemed corporate income tax of 10% of the gain on sale of the real estate is imposed.
Deed tax is payable on the sale of real estate. It is paid by the buyer, and the rate is 3% to 5% depending on the location of the property. Deed tax is exempted in mergers and demergers.
Where the sale is of the company holding the real estate asset, the above transfer taxes do not apply. The transferor pays the stamp duty and the income tax (individual or corporate, as applicable) and the Transferee pays only stamp duty. This accounts for the preference for transfer of equity of the holding company over the asset itself.
Offshore purchase of the equity of an offshore vehicle holding the ultimate Chinese real estate asset triggers an obligation on the part of the buyer to report the details of the transaction to the tax authority. In the absence of any commercial purpose of the offshore vehicle, it may be deemed to be an acquisition of the equity of a Chinese company holding the asset, therefore, subjecting the seller to stamp duty and corporate income tax. A recent notice issued by the tax authority even imposes an obligation on the buyer to withhold such taxes when paying the sale consideration.
Some developers have tried to retain a portion of the property so that they do not have to make a final settlement of land VAT. Some developers have tried to pay land VAT according to a deemed rate that they negotiated with the tax bureau. However, the enforcement of land VAT has become increasingly strict.
Land VAT is payable on the sale of real estate. It is also sometimes referred to as the "land appreciation tax". It is payable by the seller.
Land VAT is levied on the value added through the sale of real estate. Value added is calculated as the difference between the amount of the income derived from the sale and the amount of certain deductible items.
The rates of land VAT are progressive, depending on the extent of the value added:
For the portion of the value added amount that is no more than 50% of the amount of the deductible items, the rate is 30%.
For the portion of the value added amount that is more than 50% of the amount of the deductible items but no more than 100% of the amount of the deductible items, the rate is 40%.
For the portion of the value added amount that is more than 100% of the amount of the deductible items but no more than 200% of the amount of the deductible items, the rate is 50%.
For the portion of the value added amount that is more than 200% of the amount of the deductible items, the rate is 60%.
There are certain exemptions from land VAT, and the common ones are:
Transfers of ordinary standard residential buildings (excluding luxury apartments, villas and holiday resorts) if the value added is less than 20% of total deductions.
Where, as part of a merger between two or more enterprises, one enterprise assigns real estate to another enterprise participating in that merger (this is a temporary exemption from land VAT).
Where one party contributes land, another party contributes funds and the two parties co-operate in the construction of buildings, there is a temporary exemption from land VAT where the completed buildings are allocated between the two parties for self-use.
When real estate is used as capital contribution into a real estate enterprise or contributed by a real estate enterprise, no exemption applies. Otherwise, an exemption may apply.
Climate change issues
There are not any specific targets to reduce greenhouse gas emissions from buildings. But the Energy Construction Design Standards for Civil Buildings (Heating Residential Buildings) released by the Ministry of Housing and Urban-Rural Development of China, which came into force on 1 July 1996, stipulates the relevant minimum energy efficiency criteria for certain buildings.
Regulations on Energy Conservation in Civil Buildings issued by the State Council in 2008 provide that real estate development enterprises, when selling real estate, must clearly state to the buyers:
Energy consumption indicators.
Energy conservation measures and protection requirements.
Insulation warranty periods.
These must be stated in the:
Real estate sale and purchase contract.
Residential quality assurance certificate.
Residential user manual.
Also, under the 2014 version of the Template Contract for the Sale of Commercial Premises jointly issued by Ministry of Housing and Urban-Rural Development (MOHURD) (www.mohurd.gov.cn) and State Administration for Industry and Commerce (SAIC) (www.saic.gov.cn), commercial premises must comply with all relevant requirements of mandatory standards on energy conservation for civil buildings. Where there is a failure to comply with the regulations, the seller must make up the energy conservation procedures according to the relevant requirements and bear all the costs incurred.
Therefore, the provisions in relation to energy efficiency of buildings should be included in the pre-sale agreement or sale agreement where the seller is the developer.
Real estate finance
Secured lending involving real estate
In an equity transaction involving either equity or shares in a foreign company or a Chinese domestic company (Target Company), there is very little limitation, as far as the law is concerned, as to how a foreign investor must finance that purchase. The investor may finance it using equity financing, debt financing or both.
For debt financing, the following should be noted:
Any assets owned by either the Target Company (in the event that it is a Chinese company), or any of its Chinese subsidiaries cannot generally be used as security under the law because of the foreign exchange control rules currently in place.
The equity in the Target Company if it is a Chinese company can be pledged as security under the law.
The usual way of financing an asset acquisition is by bank financing supported by a mortgage on the asset and, if required, further security, for example:
A pledge of the equity or shares in the purchaser.
A guarantee provided by its parent company.
A mortgage over real estate (including the land or buildings) is the most commonly used collateral in raising finance for real estate. The proceeds generated from real estate (for example, rental and sale proceeds) can also be pledged to a lender to secure debt financing. Both a mortgage and a pledge can be created by a contract in writing and perfected through registration with the appropriate land or property registry (for a mortgage) or with the credit reference centre of the People's Bank of China (for a pledge of rental and sale proceeds in the form of account receivables) subject to payment of certain registration fees. However, mortgage tax is not required under the law.
A charge over an account and an assignment of insurance by way of security are commonly used in financing in common law jurisdictions but are not recognised under Chinese law and therefore are rarely used. Instead, a lender can opt for a pledge over deposit or becoming the first beneficiary of an insurance policy.
To prevent the borrower's default, it is customary for a lender to:
Conduct due diligence against the borrower and the project before making a loan.
Set conditions precedent for drawdown.
Impose property, project completion and funding and financial covenants on the borrower.
Take collaterals and guarantees for the loan.
Set the loan to value ratio of the property.
Become the first beneficiary of the insurances for the property.
A lender can realise the property mortgage based on an agreement reached between the borrower and the lender to:
Assign the ownership of the mortgaged property to the lender thereby satisfying the loans.
Sell the mortgaged property privately to a third party thereby satisfying the loans using the sale proceeds.
Sell the mortgaged property through auction to the general public thereby satisfying the loans using the sale proceeds.
Where there is a failure to reach any agreement between the borrower and the lender, the lender can bring legal proceedings against the borrower in court to enforce the property mortgage. The court can sell the mortgaged property to the general public through a public auction based on a judgment in favour of the lender thereby satisfying the loans using the sale proceeds.
Under the law, a mortgaged property does not fall within a bankruptcy estate and therefore the lender has a right of priority to receive the enforcement proceeds of the mortgaged property even if the borrower goes bankrupt. The right of the lender to enforce the mortgage is subject to the limitation period imposed by the law.
A lender should look at various things to make sure the project can be constructed and completed in a diligently and timely manner, including:
Construction progress.
Construction cost-overrun.
Completion date.
Construction contracts.
Official permits or certificates for project construction or development.
Other real estate financing techniques
There have been only a few instances of mortgage-backed security (MBS) relating to home mortgage loans on a trial basis. Real estate securitisation has not developed in China. Another popular form of securitisation, real estate investment trusts (REITs), have been debated for a long time, but have yet to be approved by the Government, except in a few isolated trial cases.
Real estate leases
Negotiation and execution of leases
There are no special legal requirements on the format of a lease, which is usually in writing and signed by the landlord and the tenant. An oral lease is also legally permitted, although this is not common. In some cities, a standard form lease in writing prescribed by the local authority must be adopted when the lease is submitted to the relevant local authority for lease registration, but the landlord and tenant are allowed to amend the provisions of that standard form lease.
Rent payments
There are no restrictions on the rent level or on the way in which the rent level is reviewed. Rent levels are usually determined by the landlord and the tenant by agreement based on market price. The landlord and the tenant can agree the rent review mechanism in the lease. In some cases, a third party may be brought in to help determine the rent level.
A business tax and a surcharge are payable by the landlord on rental income, and the combined rate is generally 5.5%.
Length of term and security of occupation
There is no typical length of lease term but the term of a lease cannot exceed 20 years. There is no security of tenure for a tenant of business premises.
National law does not grant a tenant the right to renew the lease at the end of the contractual lease term. However, some local regulations (for example, in Shanghai and Zhejiang) provide that a tenant has a pre-emptive right to renew the lease on the same conditions that the landlord is offering to other potential tenants, which applies to both business premises and residential premises.
A tenant has no right to assign or sublet the lease without the landlord's express consent, unless there are provisions contained in the lease that allow the tenant to do so.
A tenant cannot share its leased business premises with companies in the same group without the landlord's consent. Further, under the rule that each company must have its own address, which cannot be shared with another company, where premises are shared between several companies, they must be physically demarcated into separate addresses for each company.
In a transfer of all the rights and obligations under the lease from a landlord to a third party, or from a tenant to a third party (except if there are provisions in the relevant transfer agreement) the original landlord or tenant will not bear any liability under the lease except that:
The obligations that belong exclusively to the original landlord or tenant are assumed to be continuous.
The original landlord or tenant must, within 30 days, handle the cancellation registration formalities with the lease registration authority where the lease has been originally registered.
Repair and insurance
Landlord's remedies and termination
The law does not expressly provide who is responsible for insuring the leased premises. In practice, the landlord insures the building and structure and the tenant insures the tenant-installed fixtures and movables inside the premises.
A landlord has the right to terminate the lease in the following circumstances:
An event of force majeure occurs that renders the lease incapable of being realised.
The tenant unilaterally changes the main structure of the building or exceeds the loading limits of the leased premises and fails to reinstate the premises to its original state within a reasonable notice period given by the landlord.
The tenant sublets the lease without the landlord's consent.
The tenant fails to pay, or delays in paying, any rent due without reasonable grounds after the landlord has given a reasonable notice period.
The tenant uses the leased premises for purposes not agreed in the lease or causes damage to the leased premises.
The parties can also agree other circumstances that would trigger termination in the lease agreement.
Under general contract terms, the tenant's insolvency usually leads to the termination of the lease, with the forfeiture of the tenant's security deposit that is paid as liquidated damages.
After a petition for a debtor's bankruptcy is accepted by a court, the bankruptcy administrator can decide whether to terminate or continue to perform a contract entered into before bankruptcy, where performance of that contract has not yet been completed (Enterprise Bankruptcy Law issued by the Standing Committee of the National People's Congress, which came into force on 1 June 2007). The bankruptcy administrator can therefore exercise its right to terminate a lease in the event of the tenant's bankruptcy.
A tenant has the right to terminate the lease in the following circumstances:
An event of force majeure occurs that renders the lease incapable of being realised.
The landlord fails to deliver the leased premises to the tenant as agreed after the tenant has given a reasonable notice period.
All or part of the leased premises are damaged or lost due to a reason not attributable to the tenant that renders the lease incapable of being realised.
The leased premises become dangerous to the safety or health of the tenant.
Any of the following which renders the leased premises incapable of use by the tenant:
the leased premises are seized by the authorities;
there is a dispute over the title of the leased premises;
the leasing of the premises is in violation of mandatory legal provisions.
The parties can also agree other circumstances that would trigger termination in the lease agreement.
Planning and development controls
For public interest purposes, the municipal or county authorities can expropriate business premises on state-owned land and the owner of the premises will be compensated fairly (Regulations on the Expropriation of and Compensation for Premises on State-owned Land (Regulations) issued by the State Council, which came into force on 21 January 2011).
The Regulations do not clearly define the term public interest but only set out a non-exhaustive list of the circumstances that constitute public interest:
The needs of national defence and diplomacy.
The needs of infrastructure organised and carried out by the government.
The needs of public utilities organised and carried out by the government.
The needs of the construction of low income housing projects organised and carried out by the government.
The needs of reconstruction of an old town organised and carried out by the government under the Law of Urban and Rural Planning.
Other circumstances constituting public interest provided for by law and administrative regulations.
Under the Regulations, compensation for the value of the premises to be expropriated must not be lower than the market price of premises similar to those to be expropriated.
The following planning consents apply to all types of real estate development:
Development Land Planning Permit (jian she yong di gui hua xu ke zheng) is granted to the land use right owner after the compensatory grant is signed, which sets out the details of the planning requirements for the land lot under the compensatory grant.
Development Project Planning Permit (jian she gong cheng gui hua xu ke zheng) is granted to the land use right owner after the owner has submitted the detailed architect designs.
Initial consents
There is generally no initial consent. The competent department of urban and rural planning under the people's government of a city or county grants the Construction Land Planning Permit and the Construction Project Planning Permit.
The decision to issue the permits should be made within 20 days, or no more than 45 days (depending on which approval procedures and methods are adopted by the authority) after receipt of the application, though this time period can be extended by the authority for another ten days or 15 days, as the case may be.
Third party rights and appeals
Third parties can object to the issuance of either type of permit.
Where the issuance of the Construction Land Planning Permit and the Construction Project Planning Permit may have a significant impact on the interests of a third party, before the permits are issued the authorities must inform the third party of its right to request a hearing, which must be held in public in accordance with the relevant regulations.
Also, after permits have been issued, if a third party believes that its rights have been infringed, it can seek an administrative reconsideration of the decision to issue the permits, or issue administrative proceedings against the issuing authorities.
Where the rights of a third party have been infringed and a hearing is requested, that hearing must be held in public. However, there are no detailed rules governing the conduct of public inquiries.
There is a right of appeal against planning consents. The relevant parties can seek an administrative reconsideration of the decision to issue the permits or issue administrative proceedings against the issuing authorities.
The Urban Real Estate Administration Law (revised in 2009) and the Land Administration Law (revised in 2004) are being reviewed and are likely to be amended in due course.
It was reported that a draft amendment to the Land Administration Law had been submitted to the bi-monthly session of the Standing Committee of the National People's Congress (China's top legislature) for its first reading on 24 December 2012.
As the drafts of the proposed amendments have not been published, the extent to which these laws will be revised is unknown. However, it is envisaged that there will be provisions to strengthen both tenant protection and the protection of the rights and interests of those who own land collectively in the event that it is expropriated by the government.
Online resources
National People's Congress database of laws and regulations
W www.npc.gov.cn/englishnpc/Law/Integrated_index.html ( English)
W http://law.npc.gov.cn:87/home/begin1.cbs (Chinese)
Description. The Standing Committee of the National People's Congress (the legislative body of China) maintains the above website that is a database providing the laws and regulations at state or local level. The English database provides the English version of some of the major laws promulgated by the National People's Congress or its standing committee and some administrative regulations by the State Council. Since standardised Chinese characters are used by state organs as the official language, English translations provided are for reference only and are non-binding. The information provided should be up-to-date.
The Central People's Government of the People's Republic of China
W http://www.gov.cn/flfg/index.htm
Description. The Central People's Government (the State Council) of China maintains the website, which provides the laws and regulations in the state or local level in Chinese. The information provided should be up-to-date.
The China Court
W www.chinacourt.org/law.shtml
Description. The Supreme Court of China maintains the website, which provides the laws and regulations in the state or local level in Chinese. The information provided should be up-to-date.
Contributor profiles
Andy S K Yeo
Mayer Brown JSM
E firstname.lastname@example.com
W www.mayerbrownjsm.com
Professional qualifications. Hong Kong, Lawyer, 1996; California, US, Lawyer, 1988; California (Federal District), US, Lawyer, 1993; Singapore, Lawyer, 1984
Areas of practice. Real estate; mergers and acquisitions; employment
Recent transactions
- Advised a US PE Fund on the acquisition of a completed shopping mall in Beijing from a European developer and an Asian based PE fund.
- Advised on the acquisition of a majority interest in a shopping mall and office development site in Shanghai.
- Advised on the development of the TaiKoo Hui Project in Guangzhou, a comprehensive development comprising over 441,000 square metres with a shopping mall, two office towers, a cultural centre and a five-star hotel.
Joe K L Tam
Mayer Brown JSM, Hong Kong
E firstname.lastname@example.com
W www.mayerbrownjsm.com
Professional qualifications. Hong Kong, Lawyer, 1996
Areas of practice. Banking; financing
Recent transactions
- Advised various syndicates of banks on financing the development of various phases of the Xintiandi project in Shanghai, China.
- Advised various lenders on financing various property development projects in other cities in China including Beijing, Chengdu, Chongqing, Dalian, Dongguan, Guangzhou, Hangzhou, Nanjing, Shenzhen and Tianjin.
- Advised the lender on extending a standby letter of credit facility for securing Renminbi loans to the four Chinese joint venture companies operating the Hefei-Yejei Highway in Hubei Province, China.


text:
October 11, 2008
The Featherweight Café.
Where everything is light and airy. If your concerns are ponderous or morose, I must direct you back to The Willow Lounge.
53 comments:
- Meade said...
It is time for you to laugh instead of crying
- Original George said...
You are in one far-out mood this morning, Professor.
The plants are our friends. They are not like Blackwood's willows. Now is not this side of paradise. It is not another day in Santa Mira.
Relax. Take a Claritin. The fundamentals? Strong. The numbness? The stupor? Both normal. And to be expected. Chill. After a great pain a feeling does come. A 'Formal' feeling. (very end of the article...) - 10/11/08, 11:10 AM
- Sissy Willis said...
Pure fireworks (try squinting your eyes): Celebrate!
- Sissy Willis said...
Pure fireworks (try squinting your eyes): Celebrate!
- John K. said...
I am an economic featherweight, so perhaps here is the place to pose a question provoked by the comment thread having to do with the secret ballot, unions, and the wage rate.
I've long been partial to Thomas Paine's argument in his essay Agrarian Justice, that every person born into the world has an equal and inalienable right to the earth (as opposed to improvements made upon the earth), and his proposal in the same essay that this right could be vindicated for the landless by providing a certain sum of money (paid for out of property taxes on the unimproved value of land, a la Henry George) to each citizen upon attaining his or her 21st birthday. (The same result could be approximated by providing each citizen a certain minimum regular income approximating his share of the "rent," rather than a lump sum on the 21st birthday that is liable to get blown on hookers and cocaine.)
My question is this: Wouldn't such a policy have a positive effect on the wage rate, on a naturally justifiable basis? It's generally recognized that when women came into the work force en masse, thereby effectively doubling the supply of labor, this had a depressing effect on wages. If we had a guaranteed minimum income (which may or may not be enough for bare subsistence), wouldn't this make people less desperate to get jobs, and wouldn't this presumably require employers to pay more in wages to get people to work for them? It would naturally raise the wages of those who do choose to get jobs. I am sensible of the fact that employers have an interest in keeping wages low, but wouldn't our economy be a better place, and more closely approximate American ideals of self-sufficiency and equality, if more people worked for themselves rather than employers? A guaranteed minimum income would increase the incentives and the ability of people to gather a little capital and become self-employed. - 10/11/08, 11:18 AM
- garage mahal said...
Good time to que up The Skatalites, the most influential band you never heard of. And good luck getting that sound out of your head. Or this one. The world would be a dreary place without this 40 year institution.
- EDH said...
John K,
by providing a certain sum of money (paid for out of property taxes on the unimproved value of land, a la Henry George) to each citizen...
Two immediate flaws in your reasoning:
First you have the "fixed income" folks who don't reap an annual cash rent from the land. So, after the sob stories, we'll need to tax the income of producers to make up for it... to give money to people so that they can choose not to be productive.
Second, much of the tax would be passed on to renters. Receive with one hand and pay with the other, while costing the economy the "dead weight" loss of taxation. And, of course, the politicians would have to "wet their beaks" in the process. - 10/11/08, 11:55 AM
- reader_iam said...
Just for the hell of it, and to make my son laugh, for breakfast I ate two of those Halloween lollipops that turn your tongue blood red.
See? 0>
Did you know that if after eating two of those, you let your mouth get all dribbly and then touch your nose with your tongue, it'll leave a pink smear? That's some powerful lollipop dye going on there. I'd wonder if it'll leave a smear all the way through the ol' alimentary canal, except I don't really want to go there.
Anyway, ain't life grand on this beautiful Saturday morning in autumn? - 10/11/08, 11:59 AM
- ron st.amant said...
It's Thanksgiving Weekend in Canada. I'm wondering what sort wine to serve with the turkey on Sunday?
- rhhardin said...
When is Halloween in Canada? September?
- Christy said...
Has anyone seen the new series of commercials for the VW Bouton? They have Brooks Shields as a reporter type claiming that women everywhere are getting pregnant to get a VW Bouton and making statements about couples that are obviously untrue or spun. I'm I nuts to see this as a send up of the average MSN reporter? What do you think? - 10/11/08, 12:36 PM
- chickenlittle said...
ronst.amant wrote:
I'm wondering what sort wine to serve with the turkey on Sunday?
Just serve the house whine: liberals can fix anything.
- TitusIsBackInTown said...
I am the last of the famous international playboys.
- ElcubanitoKC said...
Titus, I thought you had a subscription to Playgirl.
- Trooper York said...
Is there really a car called the Bouton?
That's Italian gutter slang for a whore or for a vagina.
Why didn't GM think of that? Maybe they wouldn't be going out of business if they named their cars after sex organs.
The Chevrolet Vagina. Great Ride. Tight fit. Always smells great.
Ride away in a Chevrolet. - 10/11/08, 1:49 PM
- ElcubanitoKC said...
Trooper, they do have Vulvas, I mean, Volvos.
- Lem said...
Where everything is light and airy. If your concerns are ponderous or morose, I must direct you back to The Willow Lounge.
After my Sox victory I was invited to a sortie were I'm somehowe have survibed the use of what i believe to be my fertile imagination.
Quisiera decir mas pero estoy reportando de la casa de una mujer ajana cone el hombre ajeno que me invito.
Se trata de algo divino - 10/11/08, 1:54 PM
- Lem said...
No puedo quejarme.
Para una persona que piensa y mide como yo estoy de vacaciones.
por favor no me ataquen a Ann sin un permiso democratico. Cuba.
Ann es oro como tu lo saves. - 10/11/08, 1:59 PM
- John K. said...
EDH said: "Two immediate flaws in your reasoning:
First you have the 'fixed income' folks who don't reap an annual cash rent from the land."
The guaranteed minimum income idea, which is similar to Milton Friedman's proposal for a "negative income tax," would take the place of things like welfare and social security. Everybody would ultimately be entitled to it, though if you are an "owner" of land your entitlement would presumably be debited from what you're paying in property taxes on the unimproved value of land. This would not mean a large increase on property taxes for homeowners, for whom the value in their property is mostly in the improvements rather than the land. It would presumably mean a significant tax increase on owners of oil fields and holders of valuable urban land. Even the oilman would be entitled to this guaranteed minimum income, but he'd be paying out significantly more to compensate others (through the guaranteed minimum income) for his exclusive possession of such valuable land.
"Second, much of the tax would be passed on to renters."
I do know enough about economics to realize that most economists agree that a peculiarity of the tax on land is that it can not be passed on.
I apologize for making this argument to those who've heard me make it all before. I am one of the more predictable of Althouse commentators. My response to everything is some combination of anarchism and Georgism. But then again, it seems to me that the concerns of most people who wrangle over politics are various flavors of the same mess of pottage, and are indicted by this observation of Thoreau: "There are a thousand hacking at the branches of evil to one who is striking at the root." - 10/11/08, 2:06 PM
- ElcubanitoKC said...
Lem, la profesora y yo no tenemos problemas. Ella tiene sus opiniones y yo tengo las mias, pero eso no significa que yo no reconozca sus cualidades humanas y su inteligencia. No te preocupes,hermano, que siempre me enseñaron a respetar a los que se dan a respetar y eso es algo que practico como una religión.
Sim embargo, no puedo respetar a los falta de respeto, los que se creen guapetones de barrio y los comemierdas. Para esos sólo guardo desprecio y sorna.
Como dijo José Martí:
"Ni hombres ni pueblos respetan a quien no se hace respetar"
Y hablando de Martí, nosotros los cubanos nunca nos olvidamos de uno de sus grandes colaboradores y amigos: el Generalísimo de Todas las Guerras, Máximo Gómez Báez. Lo mejor que hemos compartido los dos pueblos.
Saludos - 10/11/08, 2:09 PM
- Alex said...
Why does Althouse hate plants?
- Lem said...
profesora y yo no tenemos problemas. Ella tiene sus opiniones y yo tengo las mias, pero eso no significa que yo no reconozca sus cualidades humanas y su inteligencia. No te preocupes,hermano, que siempre me enseñaron a respetar a los que se dan a respetar y eso es algo que practico como una religión
El yegar a un acuerdo con usted seria una superfluidad.
Usted es un cabayero de los cuales ya brillan por su ausencia.
Máximo Gómez Báez
el molde que dio a conocer a ese patriota ya lo retiraron ace muuuuucho ;) - 10/11/08, 2:41 PM
- Lem said...
Cuba - tambien also ;) visite su boveda internediaria (le suplico a la real academia que aprueve con prisa esta ya nacida palabra) la cual me impresono por sus graficas de figuras historicas.
- Lem said...
guapetones de barrio
Exelente en forma e obserbasion y ejecusion.
Perdonen my faltas ortograficas, yo era unos de esos estudiantes que pasaba con la fuerza de locucion ;) - 10/11/08, 3:15 PM
- ElcubanitoKC said...
Lem, hermano, usted es tambien todo un caballero. Gracias por el cumplido.
Saludos - 10/11/08, 3:19 PM
- Jeff Gee said...
ow-hay ome-cay o-nay ody-bay is-ay eaking-spay english-ay?
- knox said...
The kids are with the grandparents. Just got a sassy haircut and went shopping for the first time in ever.
I am doing my part for the economy, and I am a new woman. - 10/11/08, 3:31 PM
- reader_iam said...
The ads along the side in my gmail inbox are currently all in Spanish, and all reference Cuba.
- Lem said...
ow-hay ome-cay o-nay ody-bay is-ay eaking-spay english-ay
Hubo una ves y dos son tres ;) - 10/11/08, 3:42 PM
- XWL said...
- ElcubanitoKC said...
knox, going shopping rocks. I'm a big fan of it.
reader_iam, I'm sorry.
Lem, ese no entiende ni papa. - 10/11/08, 4:06 PM
- Chip Ahoy said...
husband: "What are you having, Pumpkin?"
wife: * coughs *
husband: looks at wife. "Are you OK?"
wife: * coughs *, * nods *, * coughs *
husband: "Ha ha ha. You sound like a little kitten when you do that."
wife: * scowls *
husband: "Awww. Sure you're OK?"
wife: " Yeah, sure. Just got a little feather in my throat."
husband: "Decided?"
wife: * nods *, * clears throat *, "Yeah. Let's go back to the kitchen and see what Chip is up to."
husband: "K"
Chip: "GET OUT ! I'm busy."
wife: * flirty voice * "We just came back to see what you're up to."
Chip: * easily charmed * "Well it's rainy and cold so I'm making buttered noodles with cut up chuck roast and sweet pepper topping. "
wife: * pours on the flirt * "Can we watch?"
Chip: "You guys, sure." - 10/11/08, 4:30 PM
- Kirby Olson said...
Obama is a featherweight. Light and fluffy as a dandelion seed, bright and airy as the first zephyrs of spring.
McCain is a heavyweight. Heavy as a chunk of lead, he's got gravity, and is hard as lead.
If you need lead, you need McCain.
If you need lightness, you need Obama bama fo fama, fie fi fo moma, Obama!
I think we'll be more in need of lead than light, so point me to the weeping willow, will you? - 10/11/08, 4:36 PM
- Chip Ahoy said...
Lead crystal contains 22% to 35% lead. <---100% of fact. I saw this on "Modern Wonders," so that means it's indisputable. The breezed over the explanation about how lead becomes transparent by saying at high temperature there's molecular change. I thought that part was chincy.
- Donn said...
I'm wondering what sort wine to serve with the turkey on Sunday?
Sauvignon Blanc is excellent with Turkey. - 10/11/08, 4:53 PM
- blake said...
What if you have no concerns?
I guess that would be the ultimate in light. - 10/11/08, 4:57 PM
- Paul Zrimsek said...
"U.S. OUT OF TURKEY! Please send us some more turkey." -- Obama's Radical Pals
- TitusIsBackInTown said...
I just had phone sex with my 21 year old trick from Queens.
It was hot.
He had to excuse himself every five minutes so the customers could pay at the gas station. I actually heard him using the cash register. That made me more horny. How fucking blue collar. - 10/11/08, 5:18 PM
- TitusIsBackInTown said...
I love having sex with hourly employees.
I love owning them. - 10/11/08, 5:20 PM
- TitusIsBackInTown said...
I love hourly, blue collar trash coming to my loft in Chelsea and worshiping my fabulousness.
In that respect I am very Halston.
I can't be with anyone who is comparable to me in terms of wealth, career, body, and education. I can't deal with the competition. It makes me feel insecure. - 10/11/08, 5:22 PM
- TitusIsBackInTown said...
Is there something wrong with me?
Do I need help?
How long can I act like this?
What should I do? - 10/11/08, 5:24 PM
- Alex said...
Porno troll alert.
- TitusIsBackInTown said...
I need help.
- TitusIsBackInTown said...
It is not porno Alex.
I am crying out for help.
Hug me, embrace me, tell me to stop. - 10/11/08, 5:35 PM
- Zachary Paul Sire said...
Wrong, Alex. You haven't been coming here very long, have you?
- blake said...
Titus: Yes, there's something wrong with you and you should stop.
Did that help? - 10/11/08, 6:01 PM
- Trooper York said...
Oh oh
Relax don't do it
When you want to go to it
Relax don't do it
When you want to come
Relax don't do it
When you want to come
When you want to come
Relax don't do it
When you want to to go to it
Relax don't do it
When you want to come
Relax don't do it
When you want to suck to it
Relax don't do it
When you want to come
Come-oh oh oh
(Relax, Frankie Goes to Hollywood) - 10/11/08, 6:04 PM
- Alex said...
Cum on feel the noize...
- Jen Bradford said...
Is Titus' problem with the over-doing or the over-sharing?
And has anyone else felt a little guilty for bursting out laughing at the graphic of EmoBama? - 10/11/08, 6:54 PM
- Alex said...
Come into my life
Regress into a dream
We will hide
And build a new reality
Draw another picture
Of the life you could've had
Follow your instincts
And choose the other path
You should never be afraid
You're protected
From trouble and pain
Why, why?
Is this a crisis
In your eyes again?
Come to be
How did it come to be?
Tied to a railroad
No love to set us free
Watch our souls fade away
And our bodies crumbling
Don't be afraid
I will take the blow for you
And I've had recurring nightmares
That I was loved for who I am
And missed the opportunity
To be a better man
(Hoodoo - Muse) - 10/11/08, 7:02 PM
- TitusIsBackInTown said...
Cuming is overrated.
Can we all agree that there are two levels of cum?
The first is yea I just came, big fucking deal.
The second is lord I just came and can see the promise land. - 10/11/08, 7:59 PM
- madawaskan said...
How is that the thread ender....
- madawaskan said...
I just undid my own observation.
That's almost...
Why I'm a master debater! - 10/11/08, 10:05 PM

subset: commoncrawl


text:
Not enough time for breakast? No way! Breakfast gives you energy, allows you to stay fuller longer, and helps to maintain a healthy weight… if you do it the Hungry Girl way.
This week, Lisa shares her go-to breakfast dishes including:
- A Denver Omelette in a Mug with ham, cheddar cheese, onions and peppers
- Double-0-Cinnamon Apple Breakfast Bowl, sweet and cinammon-y, with lots of crunch
- Her sizzling Cannoli-Stuffed French Toast Nuggets will melt in your mouth
- And her amazing Growing Oatmeal Bowl — you have to see it to believe it!
Plus, Hungry Girl shows you how to make good breakfast decisions everywhere, even from a convenience store. Then Lisa heads to the supermarket to share her top breakfast tips.
Rise and Dine with Hungry Girl, Saturday at 4pm ET.
Visit Hungry Girl's website
for more tips and advice from this episode.
Craving More?
- Complete List of Show Times for this Episode
- Hungry Girl's Top Recipes
- Hungry Girl's Favorite Party Snacks
- Hungry Girl's Shopping List Essentials
More episodes of Hungry Girl:


text:
- Written by Beat Schnüriger
- Category: News
- Published: 22 July 2016
Ladies and Gentleman,
On March 24, 2017 the 6th STRD will take place at Bern University Hospital, Switzerland. This interdisciplinary one day trauma meeting will again be an update of the newest evidence in trauma care. News and updates regarding scientific program and registration are available here.
Best regards,
Your STRD-Team


text:
*Disclaimer: I really try to stay away from the ever ugly politics and religion. I really do. Today I just feel compelled to have a conversation.
My intention is NOT to upset or hurt anyone; honestly…I'm all about love, tolerance and peace. I wish we could just learn to use the correct words.
So a strange 'thing' happened at the grocery store the other day. In front of me, walking in the door was a woman in full burka dress.
Black full burka, eyes covered except for teeny slits. My immediate reaction was, the poor woman. It was 102 degrees here in
Philadelphia. Then I noticed something strange. She had on flip flops. Yellow flip flops. I felt less sorry for her. Her feet at least were getting some air.
I was in a hurry as usual. I had one of my elderly clients with me. She needed to pick up some fresh bananas. Her bananas must be completely yellow,
not one blemish or brown spot. Yes, I have been blessed with more than enough patience. I try to make it fun. I dare you to try to find the perfect bananaJ
So, happy with our (2) very yellow bananas and a half gallon of milk we proceeded on to checkout. "Look my client whispered", as she tugged my arm. "That woman is buying spare ribs
And pork chops and hamburger!", she just about shrieked. The woman in the burka made a left to go down the cookie isle. We followed. She picked up (2) packages of Oreo's.
They were on sale 2 for $5.00. I was very suspicious at this point because I have a friend who is not a very strict Muslim. She dresses in American clothes, however she does dress modestly.
The one thing she does not do is eat Oreo's [apparently they are made with some kind of pork bi-product…gross] or any kind of pork. She will not even touch a package containing pork.
This made me remember a story my grandfather told me about a clown. This man murdered an entire family, joined the circus, as a clown and hid for (2) decades. I am scared to
death of clowns and circuses to this day. [except for Lisleman] We recently, not far from our home, had a man dressed in a women's burka shoot several people. So now my imagination has me
wanting to flee the store immediately.
Once back to the safety of my client's home we flip on the television and there is a news alert. A bomb went off in Norway. The anchors went on and on about terrorist but something
inside of me said there is more to this story. I did not hear of the attack on the children at camp until I got home that night. I had a twinge of sorrow as well as a twinge of fear. I was tired.
I clicked on my computer and saw the news of a man in Texas who opened fire at a skating rink in Texas. Children were there. They are calling it a domestic issue.
Now I start getting angry.
The next morning I see the headline the Norwegian terrorist is a "Right Wing Christian." My first thought seriously was they have right wingers in Norway? I really need to freshen-
up a bit on my foreign politics. I assumed, which my husband says I do much too often, that Norway was one of those counties with a low crime rate. I checked. The crime rate in Norway is extremely low.
One like Iceland which is something like .o5%. Anyway I am upset. I'm sure I am no more or less upset than most real Muslims when the headlines are "Extreme Muslims."
When my brother was murdered by a gang of (7) the newspapers and television anchors labeled it Road Rage. You know that disease that comes on acutely when someone cuts you off,
or purposely goes slower and slower. They zip into the parking spot you have patiently waited (5) minutes for. You want to flip them off or worse yet run them off the road and kill them.
I am beyond frustrated with the "words" our politicians on ALL sides grasp onto and use for their own gain. I am also completely nauseated by the lack of integrity of this country's journalist.
All of them should be ashamed of their tabloid performances. Why can't we just call these "lunatics" that kill innocent people what they are, which is CRAZY?
Favorite Quote: Politicians are like diapers. They need to be changed often and for the same reason. ~Mark Twain
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text:
a player like Mike Glennon just moved up in the draft?
a player like Mike Glennon just moved up in the draft?
I think it does.
One thing that is very important though, is that glennon is slower and less athletic then flacco and a LOT of what flacco was able to accomplish in the playoffs and especially last night was due to his ability to sidestep the rush.
I was thinking about that exact same thing today on my drive to work. I hope it doesn't for the Jets though.
The NFL is all about imitation, all about following recent history and there is no one formula to winning it all. I am hoping the Jets evaluate the players themselves and not let anything like Flacco winning pull them into a mistake. (I'm not saying Glennon is an out right mistake pick but moreso if he was not the guy before the super bowl he shouldn't be the guy after.)
Glennon only started two years in college, Flacco did not have the pocket awareness he has now when he was a rookie. You have to remember when looking at Glennon is that besides TJ Graham last year no offensive player has been drafted last year and certainly won't be this year. It is not like he had a lot of time or weapons.
glennon looks to slow though. too slow. flacco has considerably more foot speed and that could be a problem. i wouldn't want the jets to get glennon, he'd be on his back every other pass play.
I don't know if you post was in response to mine but I don't think he is a fit for a WCO, but for a team like the Steelers, bengals, pats, ravens falcons, cowboys, bills etc he is a solid pick.
You design your offense and you take players to fit it. The jets or any team would need to construct an oline that would allow him to play to his strengths.
Flacco is a much better player though, period. Their athleticism is not even comparable.
Very lazy to just say Flacco did it, that means Glennon will....It's so much deeper than that and I hope our GM doesn't fall for it
I'm gonna say no. Flacco was from Delaware so the level of competition he played against was a factor in why he went at the end of the first round. Glennon is at a much bigger school with a better level of competition so you can see a little bit more about how he would transition against similar talent.
The comparisons will not hurt. Glennon is an early 2nd round guy could jump into the 1st. I doubt he goes high though. If he gets push from day one I don't think it would be good.


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Woods Hole Model Boat Show
March 26, 2013 by insideout
Remote-controlled sailboats will once again patrol the shores of Eel Pond in Woods Hole the weekend of April 13 and 14th. Hosted by the Woods Hole Historical Museum, this biennial event celebrates the science and artistry of model boat building. Historical representations of racing boats, yachts, tug boats, and military vessels are explained with displays, lectures, and hands-on activities. The Coast Guard will host an exhibit of US Coast Guard vessels, along with a presentation on the history of the Woods Hole Coast Guard.
Models range from a few inches to six feet and showcase the designs of boats and ships of all kinds. Five to six hundred model boat enthusiasts are expected to attend the event and the village of Woods Hole will graciously offer free parking for the weekend.
The American Model Yacht Association and the Vintage Model Yacht Group will be exhibiting throughout the village. Models and model kits will be available for sale during the event, and talks by expert modelers and scientists from the Woods Hole Oceanographic Institution will take place during the weekend. Admission is $12 per adult and $25.00 for families.
Visit the charming Woods Hole Community Hall and the old fire station, the Woods Hole Oceanographic Exhibit Center, the Woods Hole Public Library, and the Historical Museum. An easy walking tour of the village includes quaint shops and coffee houses as well as restaurants. All this is happening just a short ride down Woods Hole road from our inn! As part of your nautical weekend at the Captain's Manor Inn, we will include a complimentary bottle of wine with your reservation. For more information on the event go to : Woods Hole Historical Museum Boat Show link
"There are good ships, and there are wood ships, the ships that sail the sea."
"But the best ships are friendships, and may they always be." Old Irish Saying
Model Boat Show, Woods Hole, Falmouth Ma
March 4, 2011 by insideout
With Spring in the air are you looking for something fun and different to do? We invite you to come and relax at our Falmouth, Ma bed and breakfast Patriot's Day weekend (April 15-17) and enjoy all there is to offer.
The special event we recommend on the 16 and 17th is the 8th biennial Model Boat Show just down the street in Woods Hole. The show runs from 9 am to 4 pm on Saturday and 9 am to 3 pm on Sunday. There will be over 150 model boats on display including a special tug boat exhibit. There will also be radio-controlled model boat races on Eel Pond. The model boats will be on display in five buildings on Water Street and the Woods Hole Public Library will exhibit hand-crafted boats, including a live demonstration of the restoration of an antique model boat.
The Boat Show will also feature a researcher from WHOI's Deep Submergences Lab and a speaker from the Compass Project GPS Tracked Mini Sailboat Oceangoing Race and Expedition.
Tickets: $12
Contact: The Woods Hole Historical Museum


text: RETT SYNDROME RESEARCH FOUNDATION (RSRF) PRESENTS: Race for Grace Strollathon Saturday May 26th 10 AM * Registration Begins at 9 am St. Veronica Chapel 1035 Boston Neck Road Narragansett, RI RUN- WALK- STROLL OR ROLL FOR Grace and RSRF 100% of money raised goes to RSRF Send Donation to RSRF at 34 Old Pine Rd. Narragansett, RI 02882 Contact: firstname.lastname@example.com for more information or call: 783-0919 HOW IT WORKS The Race for Grace is a family fun run/walk for all ages. There is no registration fee. It is based solely on donations that are collected through "sponsors" ahead of time and brought to the event. Collection brochures can be obtained through captains or directly from the Reddington household. Registration for the race will take place prior to the start in order for us to track all our Grace Racers. 8:45 am Registration 10:00 am Runners and Strollers get moving Post Race: Live Music, Refreshments, Face Painting, Raffle, Celebration! Feel free to call 401-783-0919, email firstname.lastname@example.com, or stop by at: 34 Old Pine Road Narragansett, RI 02882 The STORY Grace is two-years old and has been stricken by a devastating disease called Rett Syndrome (RTT). Once full of sparkle and boundless ability and energy, Grace is now struggling to cope with a failing body and mind. Picking up Cheerios has become a daunting and fading task for her. Grace began life as a perfectly normal and healthy baby girl. At 18 months old, we knew that something had started to go terribly wrong and all hopes of a normal and healthy life were stripped away from her when the diagnosis was confirmed in November of 2006. Grace has two brothers, Sam (8) and Ben (6) and two sisters, Meg (4) and Lily (1), who desperately want to play and run with their sister but they have had to learn to accept that those days are over for Grace. WHAT IS RETT SYNDROME? Rett Syndrome is a devastating neurological disorder seen almost exclusively in females. It is the leading genetic cause of severe impairments in girls. Little girls with the disorder are born without any signs of the syndrome. By the age of 2 years, loss of language and motor skills are prominent. Breathing, digestion, heart rate and sleep patterns are dysfunctional. Scoliosis begins. Teeth grinding occurs. Seizures develop. Rett Syndrome leaves its victims profoundly disabled, requiring assistance with every aspect of daily living. These beautiful little girls, from the outside, look like perfect angels. However, Rett Syndrome takes over and robs them of a healthy life. BREAKING NEWS ANNOUNCED ON FEBRUARY 8, 2007 This past year proved to be an exciting year for anyone who knows or loves a girl affected by the devastating neurological disorder, Rett Syndrome. Remarkable research, funded by the Rett Syndrome Research Foundation (RSRF), not only took place, but reached outstanding conclusions! Scientists have been able to reverse Rett-like symptoms in adult mice who were so sick they were days away from dying. Breathing, weight, mobility, and gait normalized and tremors disappeared. The conclusions of the experiment are crystal clear: there is no permanent brain damage in mice afflicted with Rett Syndrome. This signifies it is worthwhile for scientists to continue their diligent efforts in finding a cure for Rett Syndrome. This breakthrough gives the green light to go ahead full throttle in their search. As Dr. Adrian Bird, scientist who performed reversal experiment, says, "It has given wind in the sails to scientists all over the world." We desperately need your help. With your support, we may be able to eradicate this devastating disease. The implications for treatments and a cure carry over to related diseases/disorders such as Parkinson's and Autism, an accomplishment that seemed far out of reach until this year. WHAT IS THE RACE FOR GRACE STROLLATHON? The Race for Grace Strollathon, set for Saturday, May 26, 2007, is a fun filled, family event, held in Narragansett, Rhode Island. It will kickoff at St. Veronica's Chapel, 1035 Boston Neck Road. It includes entertainment, refreshments, live music, a beautiful 3-mile stroll past Grace's home, along Narrow River and Narragansett Bay and many special blessings along the way. WHERE DO THE FUNDS GO? All proceeds benefit the Rett Syndrome Research Foundation. It is the world's leading private source of funds for Rett Syndrome research. They aggressively and exclusively focus on biomedical research to accelerate the discovery of treatments and/or a cure for Rett Syndrome. Since 1999, when RSRF was established, they have emerged as the leader in identifying promising scientific approaches to understanding Rett Syndrome. The foundation has proven to be fiscally responsible, with 97% of each dollar donated, channeled directly to cutting edge science. RSRF has earned a four star rating from Charity Navigator, Americas premier independent charity evaluator. The four stars is the highest category of performance Together, let's help the thousands of undeserving girls who face the battle of Rett Syndrome everyday, have a better life. Hope to see you there. May God's "Grace" be in your heart. -Tara & David Reddington, parents of Grace (RTT), 2 yrs. Visit : www.rsrf.org for more information on Rett Syndrome and www.theRaceforGrace.com for the Strollathon Map for St. Veronica Chapel; http://maps.google.com/?q=1035+Boston+Neck+Rd,+Narragansett,+Rhode+Island+02882&sll=37.0625,-95.677068&sspn=52.68309,81.738281&ie=UTF8&z=16&om=1&iwloc=addr


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Showing Results: Most Recent
This review is from: ASUS SABERTOOTH Z77 LGA 1155 Intel Z77 HDMI SATA 6Gb/s USB 3.0 ATX Intel Motherboard
Pros: Nice looking and stable on Linux. Does what it's supposed to do. Modern BIOS.
Cons: None I can think of.
READ FULL REVIEWThis review is from: WD WD Green WDBAAY0020HNC-NRSN 2TB 64MB Cache SATA 6.0Gb/s 3.5" Internal Hard Drive Retail kit
Pros: Price is ok
Cons: This thing would constantly shut out on me during backup runs. There's something in the firmware of this thing that is incompatible with Linux. I started to look for a replacement today and I thought of writing this review.
READ FULL REVIEWThis review is from: VANTEC NST-380SU3-BK Aluminum 3.5" Black SATA I/II USB 3.0 & eSATA NexStar 3 SuperSpeed Enclosure
Pros: Setup was simple and straightforward.
Cons: The pins for the LED were bent.
Other Thoughts: I'm using this with Linux (kernel 3.5.0). In my logs the following block of lines is appended (exactly every 10 minutes):
kernel: [ 1218.653939] ata7.00: failed command: SMART
kernel: [ 1218.653944] ata7.00: cmd b0/d1:01:00:4f:c2/00:00:00:00:00/00 tag 0 pio 512 in
kernel: [ 1218.653944] res 40/00:ff:00:00:00/00:00:00:00:00/00 Emask 0x4 (timeout)
kernel: [ 1218.653947] ata7.00: status: { DRDY }
kernel: [ 1218.653952] ata7: hard resetting link
kernel: [ 1219.145410] ata7: SATA link up 1.5 Gbps (SStatus 113 SControl 310)
kernel: [ 1219.158643] ata7.00: configured for UDMA/133
kernel: [ 1219.158666] ata7: EH complete
I tried to passing the following kernel option to no avail:
Other than brief times that the drive is unavailable (transfers stop for about 10 seconds when the above lines appear) there doesn't seem to be anything actually broken.


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U.S. Department of Health and Human Services
Employee Resources•
A to Z Index
A to Z Index•
Select a letter to view all IHS.gov websites with names beginning in that letter
Register a New Account
Forgot Password
Broadcast messages are by their nature indiscriminate in terms of knowing the employees' interests in advance. This is unavoidable, and a balance must be found between the value of the message being placed in e-mail and the time occupied by employees in receiving them. This requires a policy that provides guidance to manage such transmissions to those for whom a reasonable business need exists as opposed to broadcasting everyone. As the number of messages increases from numerous sources both in and outside of the IHS and as the tools for sending e-mail broadcasts become more widely available, and controlling policy is warranted. This is necessary both to minimize the potential waste of employees' time in screening these messages and in maintaining the sense of importance for those that are sent.


text: Perhaps the most well-researched map ever of The Hunger Games' PanemLauren Davis2/05/12 11:00amFiled to: Hunger gamesMap pornMapstweetFb121EditPromoteShare to KinjaToggle Conversation toolsGo to permalink Part of the fun of Suzanne Collins' dystopian Hunger Games series is trying to figure out where in North America the districts of the future nation of Panem are located. One Hunger Games fan took a crack at mapping the fictional country, looking not only at information in the book, but also tectonic plate formations and possible ways huge swaths of the continent might flood. Advertisement There's a spoiler in here for folks who haven't finished the second book.V. Arrow, also known as aimmyarrowshigh, isn't just a Hunger Games fan; she's a Hunger Games enthusiast, and author of Smart Pop's The Panem Companion: An Unofficial Guide to Suzanne Collins' Hunger Games, due out in December. In an attempt to better understand Collins' world, Arrow decided to map out Panem's thirteen districts. Advertisement Arrow put a great deal of thought into the layout of her Panem, and came up with some fun musings on geography and when considering the rising North American sea levels:I chose to center part of the cataclysm in the Gulf of Mexico as a tectonic shift and moved the Yucatan Peninsula, rather than sinking it. Mostly this is because I ♥ Finnick/Annie and wanted them to have a little island for the D4 Victor's Village. Plus, it doesn't really alter the topography of any other District, so hey! :PWhile feasible, it wasn't really jelling for me. badguys [her collaborator] brought up that there would be a natural floodbreak at the Sierra Nevadas and, likely, the Grand Canyon. (Incidentally this went into a long discussion about the Mississippi River being the dam that broke in the 70th Games, but that's not really pertinent!) It's a entertaining read, and Arrow makes a good argument for her Panem map. Alas, it seems that in the Hunger Games future, my house is securely underwater.The Fall of North America and the Rise of Panem [via mental_floss]Reply121 repliesLeave a reply


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It's the end of a long day. Sweat has been in your eyes along with the sun all day. At your feet is the most amazing trophy. It may or may not make the trophy books but it's a trophy worthy of your wall. Your guide walks up and hands you a glass of ??? For me? A lovely single malt - Highland style 15 years or older. The Macallan 18 wouldn't be turned down. Highland Park is a great option too. Well? What's your choice of celebration libation?
Gin and tonic. A good premium gin, many ice cubes, tonic water and a lime peel twisted. Of course under the Southern Cross and close to the camp fire.... Jose
Crown Royal Special Reserve on ice or possibly an Ice Cold Alaskan Amber....on second thought, how about both.
Scotch Whisky for me. My favorite being Highland Park 18 year old Single Malt. This is a rich and complex whisky of Orkney Island origin rather than a Highland region whisky as the name seems to imply. Great stuff!
I guess that I'm not very sophisticated compared to you guys. I like a cold beer or two. Hansa or Black Castle suits me just fine.
don't know about us beer drinkers being unsophisticated rick . nothing more refreshing than sucking the sides in on a couple of froffies after doing some bush miles (carlton draught , or crown lager , naturally) leave the wild turkey and jager bombs for when the hunting is done , mate, and its time to celebrate the hunt
Gotta say a cold beer makes it all ok at the end of the day! Bluey, you're gonna have to come taste a cold Mosi one day, you will not regret it, although you may never again want to drink that horrible stuff you get in upside down land!
gday pete , we will be in Zambia next year maybe sooner yet ., and its pretty safe to say we will be sampling many of these mosi brewskies . now they will have to be very good to top our beers ,mate , because its a long way to go to drink sub standard ale.....
Exact recipe for the Baakie but back at camp, View attachment 25237 50 Year Old Appleton If you have truly considerate and thoughtful PH this would be in the cooler in the Baakie as well. But alas, the day rates would have to be hiked up considerably. (MSRP $4998.00/bottle) Having slightly younger PH's ends up meaning I have consumed a few Jè‡ erbomb's in celebration.
A nice mug of Earl Grey tea with milk & no sugar then later, a glass or three of any Islay malt whisky with water (NOT ice)


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Sep 22, 2013 0
Canto de Xango by Baden Powell
Canto de Xango by Baden Powell (1937-2000)
Baden Powell de Aquino usually known simply as Baden Powell, was one of the greatest Brazilian guitarists. He explored the instrument to its utmost limits, playing it in a distinctive, unique manner, incorporating virtuoso classical techniques together with popular harmony and swing. |


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WeatherTech Low Profile Bug Shield 55052
- Flush, skin-tight fit
- Matches the contours of your vehicle's hood
- Flexible, durable, acrylic material
- Car wash safe
- Will not damage paint
- Simple and easy to install
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The process used to make each WeatherTech hood protector ensures it will be durable in any weather conditions and have a long life. Since WeatherTech bug shields are made in the USA, you can order with full confidence knowing you're getting a quality product.
Installing your low profile bug shield is a simple peel-n-stick process. There is no-drilling or cutting involved. 3M automotive-grade tape will keep the deflector securely mounted to your vehicle's hood or grille. Since it mounts flush to your vehicle as well, it's perfect for those who want a modern look that complements your vehicle's contours. The smoked finish will look phenomenal on the front of your truck or SUV.
A WeatherTech low profile bug shield is a worthwhile investment. Make you truck look a bit sharper and keep your hood and windshield a little cleaner. Order yours today!
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Mounting your new bug deflector will be fast and easy. There is no drilling or cutting required and all the needed hardware comes included along with detailed instructions. If you have any questions, feel free to give our customer service department a call.
WeatherTech 55000 Installation Instructions |


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Potiga (ezogabine) tablets 50 mg, 200 mg, 300 mg, 400 mg
Detailed View: Safety Labeling Changes Approved By FDA Center for Drug Evaluation and Research (CDER)
May 2016
- damage to the photoreceptors and vision loss… Macular abnormalities characterized as vitelliform lesions have also been observed.
- their reversibility are unknown… Reversibility of retinal pigmentary abnormalities and partial resolution of vitelliform lesions has been reported after iscontinuation of ezogabine in some patients.
- dilated fundus photography,… and optical coherence tomography…
Retinal Abnormalities and Potential Vision Loss
- photoreceptors and vision loss… In addition, macular abnormalities characterized as vitelliform lesions have been observed; such lesions may also be seen in macular degenerative and dystrophic disorders. These lesions have been identified most consistently with optical coherence tomography imaging. reversibility after drug discontinuation are unknown...
- Reversibility of retinal pigmentary abnormalities and partial resolution of vitelliform lesions has been reported after discontinuation of ezogabine in some patients.
- should include visual acuity testing, dilated fundus photography,… and optical coherence tomography. Additional testing may include fluorescein angiograms, perimetry, and electroretinograms.
Postmarketing Experience
- In addition to adverse reactions reported from clinical trials, the following adverse reactions have been identified during postapproval use of POTIGA. Because these reactions are reported voluntarily from a population of uncertain size, it is not always possible to reliably estimate their frequency or establish a causal relationship to drug exposure.
- Acquired vitelliform lesions.
September 2013
- WARNING: RETINAL ABNORMALITIES AND POTENTIAL VISION LOSS (new section)
5.1 Retinal Abnormalities and Potential Vision Loss
- POTIGA can cause abnormalities of the retina. The abnormalities seen in patients treated with POTIGA have funduscopic features similar to those seen in retinal pigment dystrophies that are known to result in damage to photoreceptors and vision loss.
- The retinal abnormalities observed with POTIGA have been reported in patients who were originally enrolled in clinical trials with POTIGA and who have generally taken the drug for a long period of time in 2 ongoing extension studies. Approximately one third of the patients who had eye examinations performed after approximately 4 years of ......
- Funduscopic abnormalities have most commonly been described as perivascular pigmentation (bone spicule pattern) in the retinal periphery and/or as areas of focal......
- Patients should have baseline ophthalmologic testing by an ophthalmic professional and follow-up testing every 6 months. The best method of detection of these abnormalities and the..... If retinal pigmentary abnormalities or vision changes are detected
- POTIGA should be discontinued unless no other suitable treatment options are available and the benefits of treatment outweigh the potential risk of vision loss.
5.3 Skin Discoloration
- POTIGA can cause skin discoloration. The skin discoloration is generally described as blue, but has also been described as grey-blue or brown. It is predominantly on or around the lips or in the nail beds of the fingers or toes, but more widespread involvement of the face and legs has also been reported. Discoloration of the palate, sclera, and conjunctiva has also been reported.
- Approximately 10% of patients in long-term clinical trials developed .....The possibility of more extensive systemic involvement has not been excluded. If a patient develops skin discoloration, serious consideration should be given to changing to an alternate medication.