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An intermediary refers to a neutral third party that facilitates the exchange of properties. This is an essential aspect of a 1031 exchange, which is a tax-deferred exchange of like-kind real estate properties in the United States.

Here’s how the intermediary plays a role in the 1031 exchange:

  1. Holding the Funds: Once the original property is sold, the intermediary holds the funds from the sale. This ensures that the seller doesn’t have a “constructive receipt” of the money, which would disqualify the exchange for tax-deferred treatment under IRS regulations.
  2. Finding a Replacement Property: The intermediary can assist in finding a suitable replacement property that meets the “like-kind” requirements of Section 1031 of the Internal Revenue Code.
  3. Facilitating the Transaction: The intermediary helps in handling the necessary documentation, making sure that all the legal requirements are met, and that the transaction is completed within the stipulated timelines. There are typically strict timelines (45 days to identify a new property and 180 days to close on it) that must be adhered to in order to qualify for tax-deferred treatment.
  4. Transferring the Funds to the Replacement Property: Once the replacement property is identified and the transaction is ready to be completed, the intermediary transfers the funds to the closing of the new property.
  5. Compliance: The intermediary ensures that the exchange complies with all relevant laws and IRS rules, and often provides necessary documentation and reports to the taxpayer and the IRS.

The use of a Qualified Intermediary (QI) is vital in ensuring that the exchange meets the stringent requirements of a 1031 exchange. If any of these steps are mishandled, it could result in the disqualification of the exchange and the incurrence of taxes. Therefore, choosing a knowledgeable and experienced intermediary is often crucial to the successful completion of a 1031 exchange.