Ena od bistvenih razlik med prodajo posamezne enote (stanovanja, poslovnega prostora) v stavbi, kjer je etažna lastnina urejena, in enote v stavbi, kjer etažno lastništvo v zemljiški knjigi še ni vpisano, je predvsem tudi v pravnem inštitutu predkupne pravice.
Če etažna lastnina (še) ni urejena, so lastniki posameznih enot stavbe v zemljiški knjigi vpisani kot solastniki celotne njihove stavbe oz. zemljišča, na katerem stavba stoji, v določenem idealnem, tj. procentualnem deležu celokupne zadevne nepremičnine. V takšnem primeru pri prodaji posameznega stanovanja ali poslovnega prostora določbe tretjega odstavka 66. člena Stvarnopravnega zakonika (SPZ) dajejo preostalim so-lastnikom, tj. sosedom v zadevni stavbi, predkupno pravico. Predkupna pravica se praviloma uveljavlja skladno z določbami 508. člena Obligacijskega zakonika (OZ), po katerih je prodajalec dolžan, da predkupne upravičence (vse svoje sosede iz istega objekta) obvesti o nameravani prodaji svojega prostora in pogojih prodaje. Predkupni upravičenci (sosedje) pa imajo nato rok 30 dni, da prodajalcu na zanesljiv način sporočijo o svoji odločitvi, da bodo izkoristili svojo predkupno pravico. Hkrati z izjavo o uveljavljanju predkupne pravice pa morajo praviloma tudi v celoti plačati kupnino, določeno v lastnikovem obvestilu o nameravani prodaji, ali jo položiti pri sodišču.
Takšne predkupne pravice pa lastniki sosednjih enot kadar se prodajajo stanovanja oz. poslovni prostori, pri katerih je etažna lastnina že urejena in vpisana v zemljiški knjigi, nimajo. V takšnih primerih sosedje skladno s predpisi nimajo nobene posebne prednosti v primerjavi z drugimi potencialnimi kupci. Ima pa tudi to pravilo v pravni ureditvi izjemo po določbi 124. člena SPZ: pri (praviloma manjših) stavbah, kjer je do pet posameznih delov v lasti dveh ali več etažnih lastnikov, imajo tudi pri prodaji posameznega dela v urejeni etažni lastnini drugi etažni lastniki (lastniki sosednjih stanovanj oz. poslovnih prostorov) predkupno pravico.
Ob navedenem naj še opozorimo, da je pravno podlago za predkupno pravico (praviloma občine ali države) mogoče zaslediti tudi v številnih drugih predpisih, ki so povezani s prostorskim načrtovanjem; varovanjem kulturne dediščine; s posebnostmi prejšnjih imetnikov »stanovanjske pravice« in »hišniških stanovanj«, itd. V določenih primerih pa predkupno pravico etažni lastniki tudi sporazumno dogovorijo npr. v okviru sklepanja pogodbe o ureditvi medsebojnih razmerij, kot jo predvideva Stanovanjski zakon (SZ-1).
Pravni posel prodaje, pri katerem prodajalec svoje nepremičnine predkupnim upravičencem (sosedom ali tudi morebitnim drugim predkupnim upravičencem, če obstajajo glede na konkreten primer) ni dal možnosti, da bi uveljavljali predkupno pravico s pravočasnim obvestilom o prodaji, je lahko celo ničen. Vsekakor pa je takšna prodaja vedno izpodbojna in s tem podvržena določeni negotovosti, saj jo lahko v zakonskem roku vsak od prizadetih sosedov izpodbija pred sodiščem. Pri prodajanju in kupovanju nepremičnin je izvedba ustreznih postopkov preverjanja in obveščanja predkupnih upravičencev ena od ključnih točk, glede katere je potrebno biti previden: tako s strani prodajalca kot tudi kupca nepremičnine.
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The commonhold and the pre-emptive rights of the neighbors
One of the essential differences between the sale of an individual unit (apartment, business premises) in a building in the commonhold, compared to a unit where the commonhold has not (yet) been registered in the land registry, is also the matter of pre-emption rights of the unit-owners in the very building.
In cases of buildings, where the commonhold has not (yet) been organized, the owners of the individual units are being registered as co-owners of their entire building or the land on which the building stands, in a certain ideal, i.e. percentage share of the entire property in question. In such cases, when selling an individual unit (apartment or business premises), the law gives to owners of other units of the building, i.e. to the neighbors, the right of pre-emption. Consequently, the seller is obliged to inform the pre-emptive beneficiaries (all of his neighbors from the same building) of the intended sale of his unit and the conditions of the sale. Preemptive beneficiaries (neighbors) have 30 days to notify the seller in a reliable manner about their decision. As a rule, at the same time, they also have to either pay in full to the seller the purchase price specified in his notification of the intended sale, or deposit it with the court.
On the other hand, in the cases of buildings with registered commonhold, there is no such pre-emptive right. In such cases, according to the regulations, the neighbors do not have any special legal advantages compared to other potential buyers of the seller’s unit. However, this rule also knows an exception: in the cases of (usually smaller) buildings, where there are only up to five units which are being owned by two or more owners, the neighbours also have the right of pre-emption according to the law. In addition, we should also point out that the legal basis for the right of pre-emption (usually in favor of the municipality or the state) can also be found in regulations related to spatial planning; protecting cultural heritage, etc.
A legal transaction in which the seller of his real estate unit did not give the pre-emptive beneficiaries (his neighbors or other potential pre-emptive beneficiaries, if they exist) the opportunity to exercise their pre-emptive right by timely notification of his intended sale, may even be declared as null and void. In all such cases, however, sales contracts are being contestable before court by all the holders of pre-emptive rights and therefore subject to a certain degree of legal uncertainty. When selling and buying real estate in Slovenia, the implementation of appropriate procedures for identifying and notifying the pre-emptive beneficiaries is one of the key points to be careful about: both on the part of the seller and the buyer.
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