New Conditions on Real Estate Purchase and Sale in Vietnam

 New Conditions on Real Estate Purchase and Sale in Vietnam

The activities of real estate businesses have a significant impact on socio-economic development. As a result, the government has issued Decree 02/2022/ND-CP (the "Decree") detailing the implementation of a number of articles of the Law on Real Estate Business in order to promptly amend and supplement inadequate regulations to be consistent with reality in order to ensure the legal framework for the current real estate business activities. where the terms for the transfer of lease-purchase, purchase-sale, and construction-related contracts are mentioned.

Although there are no regulations regarding the transfer of contracts for the sale of non-residential real estate that will not be formed in the future, there is a high demand on the market for the transfer of purchase and sale contracts, lease-purchase of houses, real estate, and construction works. Consequently, there is no lawful premise to complete these exchanges as a general rule. As a result, Decree 02/2022/ND-CP has undergone a number of modifications and additions, has overcome some limitations compared to the past, and is anticipated to address deficiencies and issues.

As a result, Decree 02/2022/ND-CP combines specific regulations with conditions for the transfer of contracts for the purchase and sale of future homes and lease-purchase contracts for existing homes and construction projects.

First, a legally binding purchase and sale or lease purchase contract is required for the transfer of the contract. Therefore, these contracts must ensure that each transferred real estate object complies with the terms of the transfer agreement form, whether it's a Contract for Sale, Purchase, Lease, and Purchase of an Apartment, Tourist Apartments (Condotel), Office Apartments with Accommodation (Officetel), etc. Also, the signed contract must be present in cases where the parties signed it before Decree 02/2022/ND-CP went into effect. As a result, parties should ensure the legality of their respective contracts in terms of form and date of establishment when transferring these kinds of contracts.

Second, the transfer contract must be in the category that has not yet submitted a request to a competent state agency for the issuance of a certificate of ownership of houses and other land-attached assets, as well as land use rights. This arrangement has been referenced in the past guidelines for the exchange of land contracts shaped from now on. This has remained a necessary regulation up until this point in order to eliminate the possibility of a real estate bearing two or more certificates for the same object and prevent the handling of licensing procedures from overlapping.

Thirdly, there must be no disputes or lawsuits in the contract of sale, purchase, lease-purchase, and construction work. As a result, the disputed contract will not be utilized for transfer. The prohibition against transferring property rights to the disputed property is in line with this provision. Therefore, in order for the parties to have a foundation for the transfer of the contract, they must first settle the dispute. Real estate dispute lawyers in Vietnam must be consulted for appropriate dispute resolution in many complex cases.

Fourthly, houses and development works that are the subject of procurement and deal or rent buy contracts should not be dependent upon distraint or home loan to get the presentation of commitments as recommended by regulation. As of late, the peculiarity of moving these agreements has expanded with genuinely disregarded the arrangements of the law, making it hard for pertinent equipped power to deal with, in any case making harms the transferee without grasping the legitimate issues for the transferor in the agreement. Nonetheless, with the rule of regarding the understanding of the gatherings, the law actually permits the task of the agreement for this situation in the event that the mortgagee concurs and this assent should be recorded explicitly to keep away from questions later.

It is evident that the highlight of Decree 02/2022/ND-CP has initially resolved the deficiencies in the transfer contract for office apartments (Officetel) and tourist apartments (Condotel), providing the relevant competent authority with a legal foundation on which to handle the requirements. Additionally, Decree 02/2022/ND-CP has contributed to the development of a more transparent mechanism that enables participants to actively comply with regulations on effective real estate business contracts, thereby reducing contract disputes in Vietnam and fostering a safer and more long-term real estate market there.

ANT Lawyers, as a reliable law firm in Vietnam always follow up real estate dispute cases and their development to update clients on regular basis.

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Real Estate and Construction in Vietnam

 Real Estate and Construction in Vietnam

We handle a wide range of complex transactions for nearly every type of product thanks to our extensive experience in the real estate industry. Our cost-effective teams and understanding of real estate industry fundamentals set us apart from other law firms.

In the negotiation and acquisition of residential apartments, houses, and tenant leases for office, industrial, retail, and other commercial space, our real estate dispute lawyers in Vietnam represent landlords, tenants, investors, and real estate buyers.

We have particular expertise in negotiating and structuring engineering, procurement, and construction (EPC) contracts for construction projects. In order to structure and negotiate EPC arrangements that satisfy the competing requirements of owners, contractors, lenders, and other project participants, our real estate dispute lawyers in Vietnam collaborate closely with our clients. Our attorneys are prepared to expect issues and perceive open doors in the venture advancement setting.

We are able to provide better solutions because we have a thorough understanding of the industries we serve.

ANT Lawyers, a law firmin Vietnam always follow up real estate dispute cases and their development to update clients on regular basis.

Let ANT Lawyers help your business in Vietnam.

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Why Client Should Retain Real Estate Dispute Lawyers in Vietnam?

 Why Client Should Retain Real Estate Dispute Lawyers in Vietnam?

Foreigners are becoming increasingly interested in investing and purchasing real estate as a result of changes in the law that are attracting foreigners to live and invest in Vietnam. However, the law regarding real estate ownership and transactions is complicated, particularly for foreigners, given that real estate is a valuable asset.

In Vietnam, the entire population owns land, with the State acting as the owner's representative and managing the land uniformly. Therefore, land users will have the right to use the land in Vietnam without private ownership. Foreigners are prohibited from owning land use rights in Vietnam under the Land Law of 2013. It only permits businesses with foreign investments to use land through leases or allocations.

According to the Law on Housing, foreigners are permitted to own homes in Vietnam even though they do not have rights to use land. Furthermore, the Law on Land Business has specific impediments for unfamiliar financial backers to direct land business in Vietnam and should meet the legitimate necessities.

To minimize risks, foreign investors investing in Vietnam who intend to use the land for business purposes, conduct real estate business in Vietnam, or simply purchase and own real estate in Vietnam should be aware of the legal provisions governing the conditions of implementation, orders, and procedures. In Vietnam, the assistance of real estate dispute lawyers will be valuable.

In Vietnam, real estate lawyers would be well-versed in the Land Law, Housing Law, Real Estate Law, and related regulations. In addition, they would have practical experience supporting real estate transactions, resolving disputes, and carrying out legal procedures in Vietnam. The real estate dispute lawyers in Vietnam could talk about the conditions for doing business in real estate and the restrictions on foreign organizations and individuals' land use rights in Vietnam. In order to better work with state agencies to obtain land use rights for businesses and individual home ownership rights, the foreigners could benefit from the assistance of lawyers upon request.

Real estate lawyers may also offer assistance with legal due diligence of the real estate in order to reduce clients' legal risk when carrying out real estate-related transactions like buying, selling, transferring, renting, and leasing. Before the developer and the people who are eligible to enter into the transaction, it is essential to evaluate the property's legal status, the owner, and whether the property is the subject of a dispute or additional government requirements. Likewise, the lawyers in Vietnam can encourage clients to draft or survey the arrangements, deal as well as the cycle to authorize the interaction to consent to the law in Vietnam.

ANT Lawyers, as a reliable law firm in Vietnam always follow up real estate dispute cases and their development to update clients on regular basis.

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What Are Real Estate Issues During Transaction?

What Are Real Estate Issues During Transaction?

The buyer and seller would neglect to use lawyers until real estate dispute lawyers in Vietnam are needed.

The real estate market is generally an appealing business sector with an enormous wellspring of possible speculative benefits for financial backers. Since the land exchange is in every case high in worth, and purchasing a property for the vast majority is consistently a day-to-day existence time significant choice, and ordinarily with the monetary help from the bank, consequently in the created country, real estate dispute attorneys are constantly associated with all means of the exchange to guarantee the genuine exchange of the property. Real estate dispute lawyers in Vietnam will then be referred to for guidance and representation whenever a dispute arises.

Disputes arising from the sales and purchase agreement and deposit agreement in Vietnam

In point of fact, the majority of real estate transactions in Vietnam are carried out by the buyers and sellers themselves without the assistance of real estate attorneys. As a result, numerous disputes arise as a result of these transactions regarding the property deposit agreement, the property sales and purchase agreement between the buyer and the real estate developer for a new property, or the agreement between the buyer and the previous owner for a resale property.

Since residential property is one of the most frequently traded types of real estate, it is important to ensure that the conditions for property transfer are met before participating in property-related transactions. For a transfer to be successful, the related parties must adhere to and fulfill the aforementioned conditions.

Conditions for the property to be transferred: free from claim or dispute from other parties

The fundamental elements of the property transfer transaction include the following: The transferred property is not the subject of a claim, complaint, or ownership dispute; In the case of property owners with a specific term, the transferred property must be within the ownership period; The transferred property is not restricted for the purposes of judgment enforcement or compliance with administrative decisions made by competent state agencies that are legally effective; A decision on land recovery or a notice of house clearance or demolition from a competent agency is not required for the transferred property.

The property transferor must fulfill the following requirements for the parties to the property transaction:

Seller of the property has the right to sell or not?

The person or entity permitted or authorized by the owner to carry out the transaction on property in accordance with the provisions of the law is the transferor;

The person who bought the house from the investor or the person who has received the transfer of the house purchase and sale contract is the transferor in the case of a commercial house purchase and sale contract.

In accordance with civil law, the transferor must be an individual with full civil act capacity to conduct housing transactions;

Unless the organization donates a home out of gratitude or charity, the transferor must have legal status if it is an organization.

Can the buyer meet conditions to buy the property?

At the same time, the transferee shall also meet the conditions, specifically including the following conditions:

It is not necessary for the transferee to have a permanent residence registration in the location where the transferred housing is located; instead, as long as the transferee is a domestic individual, they will have full civil act capacity to conduct property transactions in accordance with civil law.

Under Vietnam law, the transferee must have full civil capacity to conduct housing transactions if they are a foreigner or an overseas Vietnamese. In addition, according to Vietnamese law, this individual must be eligible to own homes, and neither temporary nor permanent residence registrations are required at the location where the transferred housing is located;

Assuming the transferee is an association, it will have lawful status and not rely upon the business environment enlistment and foundation; on the off chance that it is an unfamiliar association, it should be qualified to claim a house in Vietnam as per the arrangements of regulation; assuming that the association is approved to figure out how to house, it should have the capability of giving land benefits and be working in Vietnam under the law on land business.

What are potential disputes during the property transaction?

There are also disputes arisen from situations in particular:

One of the parties would like to exit the transaction if the property's market price rises or falls during the transaction.

The deals and acquisition of property is finished and enrolled at the authority yet the merchant keep on living there won't surrender the property for certain purposes behind some obscure time.

When compared to the property details outlined in the sales and purchase agreement, the developer may alter the property's design.

The property's quality does not meet the terms of the sales and purchase agreement.

Additionally, when entering into a property transaction, one may need to pay close attention to fraudulent acts in the sale and purchase of property.

How real estate dispute lawyers in Vietnam could help?

As said, there are what is happening that question could emerge in a real estate transaction. It is essential to connect law firm spend significant time in land exchange for trading property in Vietnam to stay away from expected debates and safeguard their wellbeing for dealer and defend venture for purchaser. In the event of a dispute, real estate dispute lawyers in Vietnam should be hired by the buyer or seller.

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How Does the ASEAN Dispute Resolution Mechanism Work?

Having an efficient means of resolving disagreements that arise between member nations has become an essential requirement as economic cooperation has grown. As a result, ASEAN has been working on a Protocol on a Dispute Settlement Mechanism since 1996. On November 20, 1996, ASEAN Economic Ministers signed the Protocol in Manila (Philippines).

Dispute Settlement Mechanism of ASEAN

The spirit of negotiation and mediation is the foundation of ASEAN's dispute resolution system. Parties to the dispute in Member States have the option to select mediation methods at any time. These structures might start or end out of the blue. The complainant took the matter to the Senior Economic Officials Meeting of ASEAN (SEOM) only after the mediation process had ended. Mediation procedures will continue to apply while the dispute is ongoing if the parties to it agree.

The matter will be referred to SEOM if the consultation does not resolve the dispute within sixty (60) days of receipt. SEOM will either form a panel or, if that is not possible, send the matter to the special rules and procedures team or another group for evaluation. However, in some instances, SEOM may decide to settle the dispute without appointing a panel if deemed necessary.

Within thirty (30) days of the panel's submission of the report, SEOM will evaluate it during its discussion and make a decision regarding the dispute. SEOM may have an additional ten (10) days to resolve a dispute in exceptional circumstances. Parties to the dispute may be represented by SEOM representatives at the meeting, but they may not vote on SEOM decisions. SEOM will decide by majority vote.

Within thirty (30) days, parties to the dispute may appeal the SEOM's decisions to the ASEAN Economic Ministers (AEM). Within thirty (30) days of receiving the appeal, AEM must issue a decision. AEM may have an additional ten (10) days to resolve the dispute in exceptional circumstances.

ANT Lawyers have Litigation and Dispute lawyers in Hanoi, Da Nang and Ho Chi Minh City that help clients dealing with dispute resolution and alternative dispute resolution in Vietnam.

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How to Establish a Joint-Stock Company in Vietnam?

How to Establish a Joint-Stock Company in Vietnam?

In addition to limited liability companies, partnerships, and private enterprises, joint-stock companies are recognized by Vietnamese law. When a Vietnam authority issues a Certificate of Business Registration, a joint-stock company gains legal status. Consult with corporate lawyers in Vietnam to learn about the advantages of various company formations in Vietnam for the owner's efficient management and goals.

As per the meaning of the Law on Undertakings, a business entity is a venture whose sanction capital is separated into two halves called shares. A joint-stock company can have individuals or organizations as its shareholders; the minimum number of shareholders is three. Since there is no maximum number of shareholders, the company will be able to easily expand its operations on a larger scale. In addition, shareholders will only be responsible for the company's debts and other property obligations up to the amount of capital contributed. Due to the level of risk that shareholders must bear, this is an advantage of this type of business. Specifically, business entities reserve the privilege to give offers, bonds and different protections to raise capital, which is a component that different kinds of organizations don't have.

The owner of a business in Vietnam has the option of submitting a set of documents to the Business Registration Office where the intended head office is located on their own or by authorizing another individual, organization, or law firm in Vietnam to do so. These documents include:

1.An application for enterprise registration;

2.The company’s charter;

3.List of founding shareholders and list of shareholders being foreign investors;

4.Copies of the following papers:

a) Legal papers of the individual for the legal representative of the enterprise;

b) Personal legal papers for company members, founding shareholders, shareholders being foreign investors who are individuals; Legal papers of the organization for members, founding shareholders, shareholders being foreign investors being organizations; Legal documents of individuals for authorized representatives of members, founding shareholders, shareholders being foreign investors being organizations and documents on appointment of authorized representatives.

For individuals and investors being unfamiliar associations, duplicates of lawful papers of the association should be authenticated and consularly sanctioned in Vietnam; The owner of a business in Vietnam has the option of submitting a set of documents to the Business Registration Office where the intended head office is located on their own or by authorizing another individual, organization, or law firm to do so. These documents include:

c)Investment registration certificate, in case the enterprise is established or participated in the establishment by a foreign investor or a foreign-invested economic organization in accordance with the provisions of the Investment Law and other legal documents; implementation manual.

The Business Registration Office will process the application within three working days of receiving it.

ANT Lawyers could assist you in establishing a joint-stock company in Vietnam with their highly skilled staff and extensive experience in foreign investment. 

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Forms of Disputes and Methods of Resolution in Vietnam

Forms of Disputes and Methods of Resolution in Vietnam

Dispute in Vietnam could arise between parties to a business transaction, such as the government of Vietnam and foreign investors, or between nations implementing international treaties.

Vietnam's market economy developed in tandem with a significant increase in the breadth and depth of its economic ties, which have made Vietnam an important component of the global supply chain. Vietnam providers could offer the labor and products to the world and the unfamiliar provider could likewise trade their labor and products to Vietnam market. Further, as the Vietnam market opens up, unfamiliar financial backers could put through different types of interests in Vietnam for example gain values in Vietnam organizations, lay out business inVietnam. Disputes that have grown in size and complexity during this process are an inevitable outcome.

The majority of people should agree that disagreements should be interpreted as disagreements, inconsistencies, or conflicts of interests, rights, and responsibilities between parties in economic relations at various levels. Accordingly, economic disputes can have the following basic forms:

-Disputes in business are between the participants in a business transaction including investments, production to consumption of products or performance of services on the market for profit purposes i.e. professional and product liability, debt disputes over a business transaction, franchise disputes, intellectual property disputes, and disputes over contract for supply of goods or services…

-Disputes between foreign investors with Vietnam government agencies, arising in the implementation of the BTO, BT, BOT, and the implementation of international agreements on promotion and protection bilateral and multilateral investment i.e. government policy and policy measures, concession to water and sewerage, power or energy supply, project or contract payment…

-Disputes between countries in the implementation of the international bilateral and multilateral agreements.

After taking into account a variety of factors, including cost, time, and the complexity of the disputes, the parties involved in disputes in Vietnam may consider resolving the issues through negotiation, mediation, arbitration, or litigation. In Vietnam, a litigation law firm with skilled dispute lawyers in Hanoi, Danang and Ho Chi Minh City should be consulted for appropriate dispute resolution advice. 

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