Law Review - United Legal Network

Law Review
Vol. 1/ 2015 ULN united.legal.network EEIG
www.united–legal–network.com
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shall constitute any form of legal advice.
Les litiges commerciaux en Roumanie
En Roumanie, la Directive 2011/7/CE du
Parlement européen et du Conseil de l'Union
Européenne concernant la lutte contre le retard
de
paiement
dans
les
transactions
commerciales est transposée en droit interne
par les dispositions spéciales du Livre IV,
intitulé « Procédures spéciales », Titre IX
Procédure de l'ordonnance de paiement de la
Loi no 134/2010 sur le Code de procédure
civile.
Ces dispositions légales s'appliquent aux
créances certaines, liquides et exigibles
consistant en obligations de paiement de
montants résultant d'un contrat civil, y compris
de ceux conclus entre un professionnel et un
maître d'ouvrage. Ils doivent être constatés par
un document ou déterminés en vertu d'un
statut, règlement ou tout autre document,
accepté par les parties par leur signature ou de
toute autre manière permise par la loi. La
définition du professionnel est assez large
puisque
sont
considérés
comme
professionnels tous ceux qui exploitent une
entreprise, non uniquement les sociétés
commerciales.
Content:
Les litiges commerciaux en Roumanie
Daniela David, Bucharest, Romania
EU-Erbrechtsverordnung – Handlungsbedarf
bei Auslandbezug
Dr. Paul Schaltegger, Zurich, Switzerland
The essence of Directors Liability according to
Dutch Law
Michael Parramore, Amsterdam, Netherlands
La créance est certaine lorsque son existence
actuelle et incontestable résulte du titre même,
liquide lorsque son montant est déterminé ou
lorsque le titre comporte les éléments
permettant son établissement et exigible si
l'obligation du débiteur est arrivée à échéance
ou s'il est déchu du bénéfice du délai de
paiement. La transposition actuelle des règles
européennes est différente quant à la définition
des créances acceptées dans ce type de
procédure. Plus précisément, les dispositions
légales
internes
ne
concernent
pas
uniquement les créances incontestées comme
c’est le cas pour les dispositions de la Directive
2011/7/CE. Dans l'hypothèse où la créance est
contestée, le tribunal vérifie si la plainte est
fondée, sur la base des pièces du dossier et
des explications et éclaircissements des
parties. Il a le droit de se prononcer sur la
demande du créancier s'il considère la
contestation du débiteur comme infondée.
Neue Freihandelszone in Afrika
New Free Trade Zone in Africa
Nicolas Meyer, Cologne/ Köln, Germany
Acquisition of real estate in Bulgaria and some
restrictions for citizens of the EU and of
countries outside the EU
Svilena Dimitrova, Sofia, Bulgaria
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Il convient de noter que, avant l'introduction de
l'action pour émettre l'ordonnance de
paiement, le créancier est tenu de transmettre
au débiteur, par l'intermédiaire de l'huissier de
justice ou par lettre recommandée avec
accusé de réception et contenu déclaré, une
mise en demeure lui notifiant qu'il doit payer le
montant dû dans un délai de 15 jours à
compter de sa réception. Une nouveauté
législative consiste dans le fait que ladite mise
en demeure interrompt la prescription
extinctive. Le créancier n'a pas le droit
d'introduire l'action en justice avant l'expiration
du délai indiqué dans la mise en demeure.
période requise pour la communication des
actes de procédure et les retards causés par le
créancier.
Contre l'ordonnance de paiement, le débiteur a
le droit d'introduire une demande en annulation
dans le délai de 10 jours à compter de sa
notification. Le créancier a le droit d'introduire
une telle demande uniquement dans
l'hypothèse de l’admission de la contestation
du débiteur et du rejet de son action ou de
l’admission seulement partielle par le tribunal.
Par la demande en annulation, il est possible
d’invoquer
uniquement
l'infraction
aux
dispositions légales de l'ordonnance de
paiement ou les causes d'extinction de
l'obligation de paiement après l'émission de
l'ordonnance de paiement.
Dans le cadre de l'action relative à l'émission
d'une ordonnance de paiement, le créancier a
le droit de demander et d'obtenir les intérêts y
afférents ou d'autres dédommagements
causés au créancier, tels que des dommagesintérêts supplémentaires pour toutes les
dépenses engagées pour récupérer les
montants suite à l'inexécution des obligations à
temps par le débiteur. Si les parties n'ont pas
établi le niveau de l'intérêt pour retard de
paiement, le tribunal, à la demande du
créancier, appliquera l'intérêt légal de pénalité
qui est régi par Ordonnance du Gouvernement
no 13/2011 sur l'intérêt légal de rémunération
et de pénalité pour les obligations pécuniaires,
ainsi que pour la réglementation de certaines
mesures financières et fiscales dans le secteur
bancaire.
L'introduction de la demande de suspension
ne suspend pas l'exécution de l'ordonnance de
paiement. Celle-ci peut être accordée par le
tribunal uniquement à la demande de la partie
intéressée avec le paiement d'une caution
s'élevant à un montant établi par le tribunal
mais qui ne doit pas dépasser 20% des
montants soumis à l'exécution.
Les avantages de cette procédure sont
nombreux, comme par exemple le montant
réduit du droit de timbre judiciaire, la durée du
litige ainsi que le fait que l'ensemble des
preuves soit limité aux documents.
Si le créancier déclare avoir reçu le paiement
du montant dû, le tribunal en prendra note et
décidera de la clôture du dossier. En revanche,
si les parties parviennent à un accord sur le
paiement, le tribunal prendra note dudit accord
et rendra un jugement qui constatera et
homologuera cet accord et qui sera exécutoire.
Le jugement qui intervient dans ce cadre est
un jugement d’expédient.
Dans le cas où la demande du créancier
d'émission d'une ordonnance de paiement est
rejetée définitivement, en tout ou en partie, il a
le droit d'introduire une action contre le
débiteur en droit commun. En droit commun, la
durée moyenne d'un litige est plus élevée
principalement en raison de l'ensemble de
preuves qui n'est plus limité seulement aux
documents. En outre, le créancier est tenu de
payer un droit de timbre judiciaire qui est
calculé selon la valeur du litige.
En cas d'admission, en tout ou en partie, des
réclamations du créancier, le tribunal rendra
une ordonnance de paiement dont le contenu
va indiquer le montant et le délai de paiement.
Dans le cas où le débiteur ne conteste pas la
créance, l'ordonnance de paiement sera émise
au plus tard 45 jours après l'introduction de la
demande, délai qui ne comprend pas la
Si le créancier a une créance certaine, liquide
et exigible de plus de 60 jours et dépassant
40 000 RON (environ 9 000 euros), il est en
mesure de demander l'ouverture de la
procédure d'insolvabilité contre le débiteur.
Celui-ci a le droit de contester l'état
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Dies bedeutet beispielsweise, dass bei einem
deutschen
Rentner
mit
gewöhnlichem
Aufenthalt in Spanien das spanische Erbrecht
auf dessen Nachlass anzuwenden ist. Das
materielle Erbrecht regelt unter anderem, wer
erbberechtigt ist und mit welcher Quote. Vom
materiellen Erbrecht erfasst werden auch die
Pflichtteile,
mögliche
Enterbungen,
Vermächtnisse, Annahme oder Ausschlagung
der Erbschaft, aber auch die Haftung für
Erbschaftsschulden (Art. 23 EuErbVO). Das
anwendbare materielle Recht gilt für den
gesamten Nachlass, auch für Liegenschaften
in einem anderen Land. So ist etwa für einen
deutschen Staatsbürger mit Grundvermögen in
Frankreich, weiteren Vermögenswerten in
Deutschland und in Österreich, der seinen
Lebensabend
im
Südtirol
verbringt,
italienisches Erbrecht auf seinen gesamten
Nachlass anzuwenden.
d'insolvabilité et de déposer des preuves à cet
égard, mais seul le juge peut décider si la
demande du créancier est fondée ou non.
Daniela David
Attorney-at-law
Bucharest, Romania
EU-Erbrechtsverordnung
Handlungsbedarf bei Auslandbezug
Die EU-Erbrechtsverordnung (EuErbVO) regelt
die Zuständigkeit sowie die Anerkennung und
Vollstreckung von Entscheidungen und
öffentlichen Urkunden in (internationalen)
Erbschaftsachen. Neu wird ein europäisches
Nachlasszeugnis eingeführt. Nicht erfasst von
der Verordnung werden neben anderen
Bereichen
alle
Steuersachen
(auch
Erbschaftssteuern) oder das Ehegüterrecht.
Die EU-Erbrechtsverordnung ist in allen
europäischen Staaten, mit Ausnahme von
Grossbritannien, Irland und Dänemark, direkt
anwendbar, und zwar für Todesfälle ab dem
17.8.2015. Die Verordnung gilt auch für
Angehörige von Drittstaaten, die ihren
gewöhnlichen
Aufenthalt
oder
Vermögenswerte in der EU haben.
Die EU-Erbrechtsverordnung lässt jedoch eine
Rechtswahl zugunsten des Heimatrechts zu:
Ein Schweizer mit gewöhnlichem Aufenthalt in
Frankreich kann somit mittels Testament das
schweizerische Heimatrecht als anwendbar
erklären,
wenn
er
mehrere
Staatsangehörigkeiten hat, kann er sich auf
eines
der
verschiedenen
Heimatrechte
festlegen. Nach bisherigem deutschem Recht
galt für deutsche Staatsangehörige mit
Wohnsitz in einem anderen Land immer das
deutsche
materielle
Erbrecht
ohne
Rechtswahlmöglichkeit. Um weiterhin die
Anwendung des deutschen Erbrechts zu
gewährleisten, sollten deshalb deutsche
Staatsangehörige, die ihren gewöhnlichen
Aufenthalt in einem anderen Land haben, eine
Rechtswahl
zugunsten
des
deutschen
Heimatrechts treffen. Eine solche Rechtswahl
soll klar und unmissverständlich in einer
Verfügung von Todes wegen erklärt werden.
Die allgemeine Zuständigkeit für die Befassung
mit Erbfällen liegt bei den Gerichten des
Staates, wo der Verstorbene seinen letzten
gewöhnlichen Aufenthalt hatte (Art. 4
EuErbVO). Eine Definition des gewöhnlichen
Aufenthalts gibt die Verordnung jedoch nicht.
Die Behörden und Gerichte sollen eine
Gesamtbeurteilung der Lebensumstände des
Erblassers in den Jahren vor seinem Tod und
im Zeitpunkt des Todes vornehmen. Der
Erblasser kann jeweils nur einen gewöhnlichen
Aufenthalt haben. Dies gilt auch für den "IbizaRentner", der im Sommer in Deutschland und
im Winter in Spanien lebt.
Als Verfügungen von Todes wegen gelten
gemäss der EU- Erbrechtsverordnung das
Testament, das gemeinschaftliche Testament
und der Erbvertrag. Insbesondere Erbverträge
wurden bisher nicht von allen nationalen
Rechtsordnungen anerkannt.
Das auf den Nachlass anwendbare Recht ist
das
Recht
des
letzten
gewöhnlichen
Aufenthalts des Erblassers (Art. 21 EuErbVO).
Entscheidungen eines zuständigen Gerichts
müssen grundsätzlich in allen anderen Mit3
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gliedstaaten ohne besonderes Verfahren
anerkannt werden (Art. 39 EuErbVO).
forthcoming damages, and immediately its
director(s).
Das
neu
eingeführte
europäische
Nachlasszeugnis (Art. 62 ff. EuErbVO) dient in
Fällen mit Bezug zu mehreren Ländern als
einheitlicher Legitimationsausweis für Erben,
Testamentsvollstrecker
und
weitere
Berechtigte. Es kann anstelle eines nationalen
Erbscheins in allen mit dem Nachlass
befassten Ländern verwendet werden. Es
geniesst Gutglaubensschutz und ist sechs
Monate lang gültig. Die Gültigkeit kann
verlängert werden.
In special circumstances however, it will be
possible to blame the director(s) for these
caused damages, as well!
To be able to accept such liability,
circumstances will require that the director(s)
are severally personally, to be blamed!, which
means that higher requirements are needed
than generally accepted for a tort.
A higher threshold to prevent acceptation of
any liability of a director versus a third party is
justified by the circumstance that , with respect
to the opposing party, primarely only the legal
entity acted and it is unaccepted to have
directors acting limited by only defencing
considerations by social interest.
Fazit: Die EU-Erbrechtsverordnung bringt in
Erbrechtsfällen mit Bezug zu mehreren
Rechtsordnungen auf der Stufe Zuständigkeit,
anwendbares Recht, Anerkennung von
Entscheidungen und Legitimation der Erben
einen wesentlichen Fortschritt und eine
wünschbare Vereinheitlichung. Allerdings sind
viele Detailfragen noch nicht klar und müssen
durch die zukünftige Rechtsprechung und
Verwaltungspraxis gelöst werden.
The afore stated does not exclude tortial
behaviour of directors in society which could
be considered as a tort of the legal entity of
which he/she is director, which can cause that
also the legal entity will be liable for a tort on its
own.
Dr. Paul Schaltegger
Rechtsanwalt
Fachanwalt für Erbrecht SAV
Zurich, Switzerland
However, when a director is acting within the
duties of his assignment, the question of his
personal liablility must be answered according
to the aggravating criteria.
Generally, one needs to review/ verify person’s
actions in accordance with the standard of
upmost care within circumstances. This review
is strongly depending on the quality in which
the blamed person was acting regarding the
blamed acting.
The essence of Directors Liability
according to Dutch Law
In which capacity could a director be hold
liable personnally?
Summarizing Dutch High Court Judgements
referring to Civil Code books articles: 6:9 and
6:162, and judgements:
HR 1979: AH8595, NL 1980/34, HR 2008: BC
4959, NJ 2000/21; HR 2012 BX5881, NJ
2013,/302; HR 13/ 03314; HR 2014,2628; HR
05-09-2014,NR 13/03314
Lately some confusion seems to have been
caused by a judgement of the Dutch High
Court (Hoge Raad, HR 23 November 2012,
RO 2013/8).
The case was dealing with a real estate agent,
acting as such but being a director of a legal
entity from which the profession was
performed, as well.
Now a legal entity is defaulting in fulfulling
obligations or is committing a tort, basically
only the legal entity will be responsible for the
A third party blamed him personally with
respect to mistakes as made in advising on
buying real estate in Spain. In that respect
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Infrastrukturausbau und der Bau von
Produktionskapazitäten beschleunigt wird.
Kritiker des TFTA monieren, dass diese
Institution
lediglich
ein
weiterer
Handelszusammenschluss in Afrika ist, der
letztendlich genau so wenig bewirken wird wie
seine Vorgängerinstitutionen.
primarely the usual elements of a tort have to
be considered because he violated the
standards of carefulness resting on him as a
person advising as real estate agent.
In this case the real estate agent didn’t act in
his capacity as a director, which means that
the legal entity could not be blamed for
mistakes made by the real estate agent.
Insbesondere erwartet wird von der neuen
Freihandelszone, die jedoch die Staaten
Westafrikas auslässt, dass sie den rechtlichen
Rahmen
schaffen
kann,
wie
mit
Handelsstreitigkeiten zwischen den Mitgliedern
umgegangen
wird,
um
dadurch
Investitionssicherheit, gerade für kleine und
mittlere
afrikanische
Unternehmen,
herzustellen.
Summarising, when a person is acting, fulfilling
his tasks as a director of a legal entity, one
always needs to answer the question if he was
acting in his quality of a director, or in his
quality of a professinal acting as such.
Michael Parramore
Advocat
Amsterdam, Netherlands
◊
After more than five years of negotiations, the
leaders from 26 African countries signed the
joint Tripartite Free Trade Area TFTA that
integrates the three existing trade blocs on the
continent and that facilitates the movement of
goods between the countries with a total gross
domestic product (GDP) of more than 900
billion euros. The TFTA thus consists of the
members of the East African Community
(EAC), the Southern African Development
Community (SDAC) and the Comisa, the
Common Market for Eastern and Southern
Africa.
Neue Freihandelszone in Afrika
New Free Trade Zone in Africa
Nach über fünf Jahren Verhandlungen
unterzeichneten
die
Staatsund
Regierungschefs aus 26 Ländern Afrikas die
gemeinsame Dreier-Freihandelszone TFTA,
die
die
drei
bereits
bestehenden
Handelsblöcke des Kontinents integrieren und
den Warenverkehr zwischen den Staaten mit
einem Gesamtbruttoinlandsprodukt von mehr
als 900 Milliarden Euro erleichtern soll. Die
TFTA besteht somit aus den Mitgliedern der
Ostafrikanischen Gemeinschaft (EAC/East
African Community), der Südafrikanische
Entwicklungsgemeinschaft
(SDAC/Southern
African Development Community) und der
Comisa, dem gemeinsamen Markt für Ost- und
Südafrika.
This trade zone with around 625 million people
is predicted an enormous potential for
development, because, in addition to the South
and East African countries of Kenya, Tanzania,
Uganda, South Africa, Angola, Mozambique
and Botswana for example Egypt, Ethiopia and
Mauritius are members of the zone as well.
From TFTA, it is expected that the
infrastructure development as well as
production capacities will increase. Critics of
TFTA complain that this institution is merely
another trade merger in Africa, which will effect
just as little as its predecessor institutions.
Dieser Freihandelszone mit rund 625 Millionen
Menschen wird ein enormes Entwicklungspotential vorher gesagt, da unter anderem
neben den süd- und ostafrikanischen Ländern
Kenia, Tansania und Uganda, Südafrika,
Angola, Mosambik, Botswana zum Beispiel
auch Ägypten, Äthiopien und Mauritius zu der
Freihandelszone gezählt werden. Von der
TFTA wird erwartet, dass der
In particular, the hope is that the new free
trade zone could create a legal framework,
how to deal with trade disputes between
members and thereby, to provide certainty for
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you do wish to conclude the transaction, it is
mandatory prior to the signing of a preliminary
agreement for purchase of the real estate, to
assign a check of the ownership. This normally
is also the stage at which it is a good idea to
engage a lawyer who is to see to the protection
of your legal interests. In theory, a transaction
may be concluded also without using the
consultation of an expert – lawyer, since a
great number of brokers provide their service
as a complex one and the transaction itself is
executed and registered by a Notary. This
however, implies a risk, because frequently the
aforementioned intermediaries “protect the
interests” of both the seller and the buyer
which cannot be deemed as a guarantee for
security.
In addition to the documents certifying
ownership, there can be also other document
to be examined in order to ensure a secure
transaction. Depending on the legitimating of
the seller, a necessity may arise to examine
some family and succession relations,
restitution,
corporate
documents
or
privatization transactions. When the party is
represented by a proxy, you should always
require the original of the document whereby
representative power is being granted, inspect
its scope, restrictions and validity. This note
holds valid about all transactions without
exception, when a proxy is present.
It is necessary to examine all elements of the
transaction before signing the Preliminary
agreement since the latter has a material
weight for both parties. As at the time of its
signing you should be aware that you buy the
real estate from the only owner, i.e., that the
seller has the right to dispose with the
property.
Checks must also include a data report as to
whether there are any pending litigations in
respect of the real estate, or any imposed
mortgages, injunction. The existence of any of
the listed circumstances means that an
encumbrance of the relevant order has been
registered over the real estate, which
accompanies the latter and will be assigned to
you as well, as a subsequent owner or
possessor. In this case additional legal due
diligence is necessary and assessment of the
transaction’s seriousness.
Another point preceding the execution of a
investors, especially for small and mediumsized African companies.
Nicolas Meyer
Rechtsanwalt
Köln/ Cologne, Germany
Acquisition of real estate in Bulgaria and
some restrictions for citizens of the EU and
of countries outside the EU.
The real estate market in Bulgaria is popular
among
foreigners
because
of
the
comparatively low prices of real properties in
the country and because of the lovely nature.
Irrespective whether the interest in acquisition
of a real estate concerns a vacation type of
residential area in the popular resort locations
at the seaside or in the mountain, industrial or
agricultural land for development of a business
in the country, it is necessary to have in mind
several pieces of advice related to the
acquisition of real estate as per Bulgarian
legislation.
I present the disposal with real properties
through the prism of the three elements of
title: possession, use and disposal.
Upon purchase of a real estate – for vacation,
investment or development of a business in the
country, there are more than one option – the
building in which the purchase object is located
has already been built, or is a subject of
forthcoming,
respectively,
ongoing
construction, or you buy a land on which to
build subsequently, etc.
Irrespective which one of the assumptions is
valid for you, the first and most important issue
is in respect of the legitimating of your
predecessor as the owner. This is executed by
way of a title deed or other document of
ownership (contract, will, etc.). Please, bear in
mind that the Real Estate Register is public
and any person who pays the requisite
charges has the right to obtain a report about a
real estate docket, an owner, or even a copy of
a title deed.
That is why, if the submission of a document
evidencing ownership is refused to you and
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greened areas, security. This service is usually
provided under additional agreement, which
also must be examined before the decision for
purchase.
transaction is the establishment of the real
estate users and the legal grounds for such
use – respectively – under what conditions and
within what terms the possession of the real
estate will be released and delivered to you as
a new owner. There are encumbrances that
cannot be circumvented except with the
express consent of those for the benefit of
whom same are registered (e.g., the life-long
right to use follows the real estate).
One of the most important parts of the
transaction is the signing of a Preliminary
agreement. You should bear in mind that this
is the point when your conditions for the
transaction are negotiated, since this
document regulates all important elements of
the transaction by merits – conditions,
timelines, guarantees, additional suspension
and termination conditions. A good Preliminary
agreement, preceded by the respective
checks, guarantees for you a great degree of
certainty about the successful finalization of
the transaction. Drawing up of an agreement
complied with your interest may be guaranteed
only by your lawyer. Pursuant to Article 19,
para.3 of the Obligations and Contracts Act,
each of the parties may request the declaring
of the Preliminary agreement as final and that
is why it is a good idea to have it contain your
conditions, needs and arrangements, and not
blanket provisions.
At this stage it is important for you to be
informed also about the possible expenses,
which will arise in relation to the purchase of
the real estate. Apart from the price that you
need to pay to the seller, you will owe also a
tax for transfer of the real estate that is
different in different municipalities, but may
vary from 0.1% to 3% of the real estate’s
evaluation. There is an option to divide the tax
payment between the two parties. In addition, it
will be necessary that you should pay notary’s
fees – both for the preliminary agreement and
for the final contract, and for the registration of
the title deed in the Real Estate Register.
Possibly, some additional expenses may also
arise for you, in relation to the real estate’s
examination.
Facility management is also offered in
Bulgaria. This product includes overall care of
the real estate – from maintenance of the
common parts to all systems of the building,
In the event that you buy a building that is not
yet constructed, the checks that you should
make as an investor in a building in a process
of construction accompany the transaction on
a mandatory basis, especially if the entire
project is “greenfield”. Given the number of
construction companies in Bulgaria, it is
possible that the seller could be also a builder
or employer of a subcontractor who is to
implement the construction. In all cases, the
reliability of the construction company that is to
implement the project is a guarantee for
accurate and high-quality performance. The
check of the legitimacy of the builder,
respectively of the construction, includes:
registration regime for performance of
construction activity – since the beginning of
2008
the
registration
of
construction
companies in the Central Professional Register
at the Construction Chamber is obligatory;
status- established building rights of the seller;
superficies is a restricted real right, the
disposal with which is executed in a notarized
form and is respectively registered in the
Registry Agency); administrative regularity of
the project – before the commencement of
construction, the seller must have obtained all
necessary documents and permits required
under the Spatial Development Act and the
secondary legislation regulations applicable by
the respective municipalities on the territory of
which the real estate is located (the most
important of which is the construction permit).
Issues and checks of not lesser interest are
implied by the purchase of land –
agricultural or regulated. I only mention that
in this case you should pay attention to any
possible easement rights, restitution claims,
forthcoming
expropriation,
environmental
pollution not allowing the performance of
certain activities, area falling within Natura
2000, necessity of environmental impact
assessment, etc. In the cases in which a
subsequent change of the land’s status is
forthcoming, please pay attention in advance
also to the urban regulation and technical
parametres of the plot, in order to be certain
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Law Review
Vol. 1/ 2015 ULN united.legal.network EEIG
www.united–legal–network.com
in the country for a period longer than 5 years,
has been incorporated by individuals or legal
entities domiciled in the country for a period
longer than 5 years and meeting the
aforementioned requirements. The above
entails the conclusion that citizens of
countries outside the EU, or of an EU
member-state who do not fulfill the 5-year
domicile requirement, may not acquire any
agricultural land neither in their personal
capacity, nor through participation in a
business company registered under the
Bulgarian legislation.
that the project planned on your part can be
implemented in the real estate.
I will also review one special case – the right
of acquisition of agricultural land by foreign
individuals and legal entities.
The title over agricultural land is regulated by
the Constitution of the Republic of Bulgaria, the
Property Act, the Forest Act and the
Ownership and Usage of Agricultural Land Act.
The title over agricultural land by foreign
individuals and legal entities is restricted.
Citizens of the EU member states and of the
countries that are parties to the EEA
Agreement may acquire title over agricultural
land under the conditions of the Ownership
and Usage of Agricultural Land Act after expiry
of the term set in the Treaty of Accession of
the Republic of Bulgaria to the European
Union, that has expired in the beginning of
2014. Same is valid for legal entities from the
EU member states as well. All other foreigners
or foreign legal entities may acquire title over
agricultural land under the conditions of
international agreement and the foreigners –
also in case of inheritance under the law.
Pursuant to Article 3, para.7 of the Ownership
and Usage of Agricultural Land Act, a title over
agricultural land cannot be additionally
acquired and held by:
1. business companies the partners or
shareholders of which are companies directly
or indirectly registered in jurisdictions with
preferential tax regime;
2. business companies the partners or
shareholders of which are foreigners other
than the citizens of the EU and EEA, or foreign
legal
entities
and
sole
proprietorship
companies incorporated by such individuals or
legal entities;
3. joint-stock companies that have issued
shares to bearer.
Svilena Dimitrova
Attorney-at-law
Sofia, Bulgaria
Under Bulgarian legislation an additional
requirement is introduced, namely: title over
agricultural land may be acquired by
individuals or legal entities meeting the
above requirements who have resided or
are domiciled in the Republic of Bulgaria
for a period longer than 5 years. Right of use
over agricultural land may be acquired also by
a legal entity which, even though not registered
8
Law Review
Vol. 1/ 2015 ULN united.legal.network EEIG
www.united–legal–network.com
Published by:
ULN united.legal.network.EEIG
Hohenstaufenring 63, 50674 Köln / Cologne - Reg. Cologne HR A 14903
Austria, Belgium, Bulgaria, Czech Republic, Finland, France, Germany, Greece,
Hungary, Israel, Italy, Luxembourg, Netherlands, Norway, Poland, Romania,
Russia, Slovenia, Spain, Switzerland, United Kingdom, Turkey
Authors:
Daniela David, Attorney-at-law, 6 Fagaras Street, District 1, Bucharest, Romania
E-mail: daniela.david@vdalegal.com
Dr. Paul Schaltegger, Rechtsanwalt, Florastrasse 49, Zurich, Switzerland
E-mail: paul.schaltegger@sbrs.ch
Svilena Dimitrova, Attorney-at-law, 85, “Tzar Boris III” Blvd., 1-st floor, office 2,
Sofia, Bulgaria
E-mail: s.dimitrova@lawoffice-bg.com
Nicolas Meyer, Rechtsanwalt, Hohenstaufenring 63, 50674 Köln/ Cologne,
Germany
E-mail: n.meyer@meyer-cologne.de
Michael Parramore, Advocat, J.C. Geesinkweg 901, 1114 AB Amsterdam,
Netherlands
E-Mail: parra.more@worldonline.n
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