[Ord. 4-2007, 10/11/2007, § 1]
This Part shall be known as the "Realty Transfer Tax Ordinance
of Canton Township."
[Ord. 4-2007, 10/11/2007, § 2]
A realty transfer tax for general revenue purposes is hereby
imposed upon the transfer of real estate or interest in real estate
situated within Canton Township, regardless of where the documents
making the transfer are made, executed or delivered, or where the
actual settlements on such transfer took place as authorized by Article
XI-D, Local Real Estate Transfer Tax, 72 P.S. § 8101-D et
seq. Furthermore, this Part is enacted under authority of the Local
Tax Reform Act of December 13, 1988, P.L. 1121, No. 145.
[Ord. 4-2007, 10/11/2007, § 3]
A partnership, limited partnership, or any other form of
unincorporated enterprise owned or conducted by two or more persons
other than a private trust or decedent's estate.
The Board of Supervisors of Canton Township, Washington County,
Pennsylvania.
A corporation, joint-stock association, business trust, or
banking institution which is organized under the laws of this commonwealth,
the United States, or any other state, territory, foreign country
or dependency.
Any deed, instrument or writing which conveys, transfers,
demises, vests, confirms or evidences any transfer or demise of title
to real estate, but does not include wills, mortgages, deeds of trust
or other instruments of like character given as security for a debt
and deeds or releases thereof to the debtor, land contracts whereby
the legal title does not pass to the grantee until the total consideration
specified in the contract has been paid or any cancellation thereof
unless the consideration is payable over a period of time exceeding
30 years or instruments which solely, grant, vest or confirm a public
utility easement. "Document" shall also include a declaration of acquisition
required to be presented for recording under this Part.
A corporation of which at least 75% of its assets are devoted
to the business of agriculture and at least 75% of each class of stock
of the corporation is continuously owned by members of the same family.
The business of agriculture shall not be deemed to include.
Recreational activities such as, but not limited to, hunting,
fishing, camping, skiing, show competition or racing.
The raising, breeding or training of game animals or game birds,
fish, cats, dogs or pets or animals intended for use in sporting or
recreational activities.
Fur farming.
Stockyard and slaughterhouse operations.
Manufacturing or processing operations of any kind.
Any individual, such individual's brothers and sisters, the
brothers and sisters of such individual's parents and grandparents,
the ancestors and lineal descendants of any of the foregoing, a spouse
of any of the foregoing, and the estate of any of the foregoing. Individuals
related by the half-blood or legal adoption shall be treated as if
they related by the whole-blood.
Every natural person, association, or corporation. The term
"person," as applied to associations, shall include the responsible
members or general partners thereof, and as applied to corporations,
the officers thereof.
All lands, tenements or hereditaments within this Township including,
without limitation, buildings, structures, fixtures, mines, minerals,
oil, gas, quarries, spaces with or without upper or lower boundaries,
trees, and other improvements, immovables or interests which by custom,
usage or law pass with a conveyance of land, but excluding permanently
attached machinery and equipment in an industrial plant.
A condominium unit.
A tenant-stockholder's interest in a cooperative housing corporation,
trust or association under a proprietary lease or occupancy agreement.
A corporation or association which is primarily engaged in
the business of holding, selling or leasing real estate, 90% or more
of the ownership in which is held by thirty-five or fewer persons
and which:
Derives 60% or more of its annual gross receipts from the ownership
or disposition of real estate.
Holds real estate, the value of which comprises 90% or more
of the value of its entire tangible asset holdings, exclusive of tangible
assets which are freely transferable and activity traded on an established
market.
Any interest in real estate which endures for a period of time,
the termination of which is not fixed or ascertained by a specific
number of years including, without limitation, an estate in fee simple,
life estate, or perpetual leasehold.
Any interest in real estate enduring for a fixed period of years
but which, either by reason of the length of the term or the grant
of a right to extend the term by renewal or otherwise, consists of
a group of rights approximating those of an estate in fee simple,
life estate or perpetual leasehold including, without limitation,
a leasehold interest or possessory interest under a lease or occupancy
agreement for a term of 30 years or more or a leasehold interest or
possessory interest in real estate in which the lessee has equity.
Canton Township, Washington County, Pennsylvania.
The making, executing, delivering, accepting or presenting
for recording of a document.
In the case of any bona fide sale of real estate at arm's length
for actual monetary worth, the amount of the actual consideration
therefor, paid or to be paid, including liens or other encumbrances
thereon existing before the transfer and not removed thereby, whether
or not the underlying indebtedness is assumed, and ground rents, or
a commensurate part thereof where such liens or other encumbrances
and ground rents also encumber or are charged against other real estate;
provided, that where such documents shall set forth a nominal consideration,
the value thereof shall be determined from the price set forth in
for actual consideration for the contract of sale.
In the case of a gift, sale by execution upon a judgment or
upon the foreclosure of a mortgage by a judicial officer, transactions
without consideration or for consideration less than the actual monetary
worth of the real estate, a taxable lease, an occupancy agreement,
a leasehold or possessory interest, any exchange of properties, or
the real estate of an acquired company, the actual monetary worth
of the real estate determined by adjusting the assessed value of the
real estate for local real estate tax purposes for the common level
ratio factor developed by the Pennsylvania Department of Revenue for
Pennsylvania realty transfer tax base calculations.
The actual consideration for or actual monetary worth of any
executory agreement for the construction of buildings, structures
or other permanent improvements to real estate between the grantor
and other persons existing before the transfer and not removed thereby
or between the grantor, the agent or principle of the grantor of a
related corporation, association or partnership and the grantee existing
before or effective with the transfer.
[Ord. 4-2007, 10/11/2007, § 4]
1.
Every person who makes, executes, delivers, accepts or presents for
recording any document or in whose behalf any document is made, executed,
delivered, accepted or presented for recording, shall be subject to
pay for and in respect to the transaction, or any part thereof, a
tax at the rate of 1% of the value of the real estate represented
by such document, which tax shall be payable at the earlier of the
time the document is presented for recording or within 30 days of
acceptance of such document or within 30 days of becoming an acquired
company.
2.
The payment of the tax imposed herein shall be evidenced by the affixing
of an official stamp or writing by the Recorder of Deeds whereon the
date of the payment of the tax, amount of the tax and the signature
of the collecting agent shall be set forth.
3.
It is the intent of this Part that the entire burden of the tax imposed
on a person or transfer shall not exceed the limitations prescribed
in the Local Tax Reform Act of December 13, 1988, P.L. 1127 (P.S.
§ 4750.56 et seq.) so that if any other political subdivision
or school district have imposed or hereafter shall impose such tax
on the same person or transfer than the tax levied by the Township
of Canton under the authority of the Act shall, during the time such
duplication of the tax exists, except as hereinafter otherwise provided,
be 1/2 of the rate and such 1/2 rate shall become effective without
any action on the part of Canton Township; provided, however, that
Canton Township and any other political subdivision which impose such
tax on the same person or transfer may agree that instead of limiting
their respective rates to 1/2 of the rate herein provided, they will
impose respectively different rates, the total of which shall not
exceed the maximum rate permitted.
4.
Any tax imposed under this Part that is not paid by the date the
tax is due shall bear interest as prescribed for interest on delinquent
municipal claims under the Act of May 16, 1923, (P.L. 207, No. 153)
(53 P.S. § 7101 et seq.), as amended, known as the "Municipal
Claims and Tax Liens Act." The interest rate shall be the lesser of
the interest rate imposed upon delinquent commonwealth taxes as provided
in § 806 of the Act of April 9, 1929, (P.L. 343, No. 176)
(72 P.S. § 806), as amended, known as the "Fiscal Code,"
or the maximum interest rate permitted under the Municipal Claims
and Tax Liens Act for tax claims.
[Ord. 4-2007, 10/11/2007, § 5]
The United States, the commonwealth or any of their instrumentalities,
agencies or political subdivisions shall be exempt from payment of
the tax imposed by this Part. The exemption of such governmental bodies
shall not, however, relieve any other party to a transaction from
liability for the tax.
[Ord. 4-2007, 10/11/2007, § 6]
1.
The tax imposed by section shall not be imposed upon:
A.
A transfer to the commonwealth or to any of its instrumentalities,
agencies or political subdivisions, by gift, dedication or deed in
lieu of condemnation or deed of confirmation in connection with condemnation
proceedings, or a reconveyance by the condemning body of the property
condemned by the owner of record at the time of condemnation, which
reconveyance may include property line adjustments; provided, said
reconveyance is made within one year from the date of condemnation.
B.
A document which the Township of Canton is prohibited from taxing
under the Constitution or statutes of the United States.
C.
The conveyance to a municipality, township, school district or county
pursuant to acquisition by the municipality, township, school district
or county of a tax delinquent property at sheriff sale or tax claim
bureau sale.
D.
A transfer for no nominal actual consideration which corrects or
confirms a transfer previously recorded but which does not extend
or limit existing record legal title or interest.
E.
A transfer of division in kind for no or nominal actual consideration
of property passed by testate or intestate succession and held by
co-tenants; however, if any of the parties take shares greater in
value than their undivided interest, tax is dues on the excess.
F.
A transfer between husband and wife, between persons who were previously
husband and wife who have since been divorced, provided the property
or interest therein subject to such transfer was acquired by the husband
and wife or husband or wife prior to the granting of the final decree
in divorce, between parent and child or the spouse of such child,
between brother or sister or spouse of a brother or sister and between
a grandparent and grandchild or the spouse of such grandchild, except
that a subsequent transfer by the grantee within one year shall be
subject to tax as if the grantor were making such transfer.
G.
A transfer for no or nominal actual consideration of property passing
by testate or intestate succession from a personal representative
of a decedent to the decedent's devisee or heir.
H.
A transfer for no or nominal actual consideration to a trustee of
an ordinary trust where the transfer of the same property would be
exempt if the transfer was made directly from the grantor to all of
the possible beneficiaries, whether or not such beneficiaries are
contingent or specifically named. No such exemption shall be granted
unless the Recorder of Deeds is presented with a copy of the trust
instrument that clearly identifies the grantor and all possible beneficiaries.
I.
A transfer for no or nominal actual consideration from a trustee
to a beneficiary of an ordinary trust.
J.
A transfer for no or nominal actual consideration from a trustee
to successor trustee.
K.
A transfer (1) for no or nominal actual consideration between principal
and agent or straw party; or (2) from or to an agent or straw party
where, if the agent or straw party were his principal, no tax would
be imposed under this Part.
Where the document by which title is acquired by a grantee or
statement of value fails to set forth that the property acquired by
the grantee from, or for the benefit of, his principal, there is a
rebuttable presumption that the property is the property of the grantee
in his individual capacity if the grantee claims an exemption from
taxation under this subsection.
L.
A transfer made pursuant to the statutory merger or consolidation
of a corporation or statutory division of a non-profit corporation,
except where the Department reasonably determines that the primary
intent for such merger, consolidation of division is avoidance of
the tax imposed by this Part.
M.
A transfer from a corporation or association of real estate held
of record in the name of the corporation or association where the
grantee owns stock of the corporation or an interest in the association
in the same proportion as his interest in or ownership of the real
estate being conveyed and where the stock of the corporation or the
interest in the association has been held by the grantee for more
than two years.
N.
A transfer from a non-profit industrial development agency or authority
to a grantee of property conveyed by the grantee to that agency or
authority as security for a debt or the grantee or a transfer to a
non-profit industrial development agency or authority.
O.
A transfer from a non-profit industrial development agency or authority
to a grantee purchasing directly from it, but only if: (1) the grantee
shall directly use such real estate for the primary purpose of manufacturing,
fabricating, compounding, processing, publishing, research and development,
transportation, energy conversion, energy production, pollution control,
warehousing or agriculture; and (2) the agency or authority has the
full ownership interest in the real estate transferred.
P.
A transfer by a mortgagor to the holder of a bona fide mortgage in
default in lieu of a foreclosure or a transfer pursuant to a judicial
sale in which the successful bidder is the bona fide holder of a mortgage,
unless the holder assigns the bid to another person.
Q.
Any transfer between religious organizations or other bodies or person
holding title for a religious organization if such real estate is
not being or has not been used by such transferor for commercial purposes.
R.
A transfer to a conservancy which possesses a tax exempt status pursuant
to § 501(c)(3) of the Internal Revenue Code of 1954, [68A
Stat. 3, 26 U.S.C. § 501(c)(3)] and which has as its primary
purpose preservation of land for historic, recreational, scenic, agricultural
or open space opportunities.
S.
A transfer of real estate devoted to the business of agriculture
to a family farm corporation by a member of the same family which
directly owns at least 75% of each class of the stock thereof.
T.
A transfer between members of the same family of an ownership interest
in a real estate company or family farm corporation.
U.
A transaction wherein the tax due is $1 or less.
V.
Lease for the production or extraction of coal, oil, natural gas
or minerals and assignments thereof.
2.
In order to exercise any exclusion provided in this section, the
true, full and complete value of the transfer shall be shown on the
statement of value. A copy of the Pennsylvania Realty Transfer Tax
Statement of Value may be submitted for this purpose. For leases of
coal, oil, natural gas or minerals, the statement of value may be
limited to an explanation of the reason such document is not subject
to tax under this Part.
[Ord. 4-2007, 10/11/2007, § 7]
Except as otherwise provided in § 24-106, documents which make, confirm or evidence any transfer or demise of title to real estate between associations or corporations and the members, partners, shareholders or stockholders thereof are fully taxable. For the purpose of this Part, corporations and associations are entities separate from their members, partners, stockholders or shareholders.
[Ord. 4-2007, 10/11/2007, § 8]
1.
A real estate company is an acquired company upon a change in the
ownership interest in the company, however, effected, if the change
does not affect the continuity of the company; and, of itself or together
with prior changes, has the effect or transferring, directly or indirectly,
90% or more of the total ownership interest in the company within
a period of three years.
2.
With respect to real estate acquired after February 16, 1986, a family
farm corporation is an acquired company when, because of voluntary
or involuntary dissolution, it ceases to be a family farm corporation
or when, because of issuance or transfer of stock or because of acquisition
or transfer of assets that are devoted to the business of agriculture,
it fails to meet the minimum requirements of family farm corporation
under this Part.
3.
Within 30 days after becoming an acquired company, the company shall
present a declaration of acquisition with the recorder of each county
in which it holds real estate for the affixation of documentary stamps
and recording. Such declaration shall set forth the value of real
estate holdings of the acquired company in such county. A copy of
the Pennsylvania Transfer Tax Declaration of Acquisition may be submitted
for this purpose.
[Ord. 4-2007, 10/11/2007, § 9]
1.
Where there is a transfer of a residential property by a licensed
real estate broker, which property was transferred to him within the
preceding year as consideration for the purchase of other residential
property, a credit for this amount of the tax paid at the time of
the transfer to him shall be given to him toward the amount of the
tax due upon the transfer.
2.
Where there is a transfer by a builder of residential property which
was transferred to the builder within the preceding year as consideration
for the purchase of a new previously unoccupied residential property,
a credit for the amount of the tax paid at the time of the transfer
to the builder shall be given to the builder toward the amount of
the tax due upon the transfer.
3.
Where there is a transfer of real estate which is leased by the grantor,
a credit for the amount of tax paid at the time of the lease shall
be given the grantor toward the tax due upon the transfer.
4.
Where there is a conveyance by deed of real estate which was previously
sold under a land contract by the grantor, a credit for the amount
of tax paid at the time of the sale shall be given the grantor toward
the tax due upon the deed.
5.
If the tax due upon the transfer is greater than the credit given
under this section, the difference shall be paid. If the credit allowed
is greater than the amount of tax due, no refund or carry over credit
shall be allowed.
[Ord. 4-2007, 10/11/2007, § 10]
In determining the term of a lease, it shall be presumed that
a right or option to renew or extend a lease will be exercised if
the rental charge to the lessee is fixed or if a method for calculating
the rental charge is established.
[Ord. 4-2007, 10/11/2007, § 11]
The tax herein imposed shall be fully paid and have priority
out of the proceeds of any judicial sale of real estate before any
other obligation, claim, lien, judgment, estate or costs of the sale
and of the writ upon which the sale is made except the state realty
transfer tax and the sheriff or other officer conducting said sale
shall pay the tax herein imposed out of the first monies paid to him
in connection therewith. If the proceeds of the sale are insufficient
to pay the entire tax herein imposed, the purchaser shall be liable
for the remaining tax.
[Ord. 4-2007, 10/11/2007, § 12]
1.
As provided in 16 P.S. § 11011-6, as amended by Act of
July 7, 1983, (P.L. 40, No. 21), the recorder of deeds shall be the
collection agent for the local realty transfer tax including any amount
payable to Canton Township based on a redetermination of the amount
of tax due by the Commonwealth of Pennsylvania of the Pennsylvania
Realty Transfer Tax, without compensation from Canton Township.
2.
In order to ascertain the amount of taxes due when the property is
located in more than one political subdivision, the Recorder shall
not accept for recording such a deed unless it is accompanied by a
statement of value showing what taxes are due each municipality.
3.
On or before the tenth of each month, the Recorder of Deeds shall
pay over to Canton Township all local realty transfer taxes collected,
less 2% for use of the county, together with a report containing the
information as is required by the Commonwealth of Pennsylvania in
reporting collection of the Pennsylvania Realty Transfer Tax. The
2% commission shall be paid to the county.
4.
Upon a redetermination of the amount of realty transfer tax due by
the Commonwealth of Pennsylvania, the recorder of deeds shall re-record
the deed or record the additional realty transfer tax form only when
both the state and local amounts and a re-recording or recording fee
has been tendered.
[Ord. 4-2007, 10/11/2007, § 13]
Every document lodged with or presented to the Recorder of Deeds
for recording shall set forth therein and as a part of such document
the true, full and complete value thereof or shall be accompanied
by a statement of value executed by a responsible person in connection
with the transaction showing such connection and setting forth the
true, full and complete value thereof or the reason, if any, why such
document is not subject to tax under this Part. A copy of the Pennsylvania
Realty Transfer Tax Statement of Value may be submitted for this purpose.
The provisions of this subsection shall not apply to any excludable
real estate transfers which are exempt from taxation based on family
relationship. Other documents presented for the affixation of stamps
shall be accompanied by a certified copy of the document and statement
of value executed by a responsible person connection with the transaction
showing such connection and setting forth the true, full and complete
value thereof of the reason, if any, why such document is not subject
to tax under this Part.
[Ord. 4-2007, 10/11/2007, § 14]
1.
If any part of any underpayment of tax imposed by this Part is due
to fraud, there shall be added to the tax an amount equal to 50% of
the underpayment.
2.
In the case of failure to record a declaration required under this
Part on the date prescribed therefor, unless it is shown that such
failure is due to reasonable cause, there shall be added to the tax
5% of the amount of such tax if the failure is for not more than one
month, with an additional 5% for each additional month or fraction
thereof during which such failure continues, not exceeding 50% in
the aggregate.
[Ord. 4-2007, 10/11/2007, § 15]
The tax imposed by this Part shall become a lien upon the lands,
tenements or hereditaments, or any interest therein, lying, being
situated, wholly or in part within the boundaries of the Township
of Canton, which lands, tenements, hereditaments, or interest therein,
are described in or conveyed by or transferred by the deed which is
the subject of the tax, imposed, assessed and levied by this Part,
said lien to begin at the time when the tax under this Part is due
and payable, and continue until discharge by payment, or in accordance
with the law, and the Solicitor is authorized to file a municipal
or tax claim in the Court of Common Pleas of Washington County, in
accordance with the provision of the Municipal Claims and Liens Act
of 1923, 53 P.S. § 7101 et seq., its supplements and amendments.
[Ord. 4-2007, 10/11/2007, § 16]
All taxes imposed by this Part together with interest and penalties
prescribed herein shall be recoverable as other debts of like character
are recovered.
