V številnih primerih bi želeli lastniki prodati določeno stavbo, kateri pripada tudi zemljišče, ki je deloma opredeljeno kot kmetijsko oz. gozdno zemljišče. Ne glede na to, kolikšna je površina ali vrednost kmetijskega/gozdnega dela v primerjavi s pripadajočo stavbo, bo skladno z Zakonom o kmetijskih zemljiščih (ZKZ) oz. Zakonom o gozdovih (ZG) potrebno pri takšni prodaji (stavb-e skupaj s kmetijskim/gozdnim zemljiščem) praviloma izvesti postopek »preko oglasne deske« pri pristojni upravni enoti – o čemer smo že pisali v enem od predhodnih prispevkov.
V takšnih situacijah je potrebno sicer najprej preveriti, ali stavba z zemljiščem (ki je deloma kmetijsko/gozdno) morebiti spada pod posebno izjemo po točki e) drugega odstavka 19. člena ZKZ, ki določa: »e) če gre za zemljiško parcelo s površino največ 1.000 m2 in je vsaj del te zemljiške parcele kmetijske namenske rabe ter na tej zemljiški parceli stoji manj zahteven ali zahteven objekt, ki ima v skladu z zakonom, ki ureja graditev objektov, izdano pravnomočno dovoljenje za gradnjo;« – v takšnem primeru namreč postopek pred oglasno desko ni potreben, o čemer pa je potrebno pri upravni enoti tudi v tem primeru sicer pridobiti ustrezno potrdilo.
Prodaja preko oglasne deske lahko postopek zavleče
V vseh (drugih) primerih, ko pa je potrebno stavbo in zemljišča dati na oglasno desko, pa gre opozoriti, da se lahko prodajalec hitro znajde v zanj zelo neugodnem položaju. Če se bo v postopku preko oglasne deske pojavilo več interesentov in bo med njimi nastal spor o tem, kdo ima najmočnejšo predkupno pravico, lahko to v praksi za prodajalca pomeni, da do razrešitve tega spora (kar v praksi trenutno lahko traja tudi po 5 in več let) ne bo jasno, kdo je sploh »potrjeni« kupec. Ves ta čas prodajalec tudi ne bo še prejel kupnine; nepremičnino, ki jo prodaja, pa bo moral tudi še ves ta čas vzdrževati in zanjo skrbeti.
Še posebej v primerih, ko se prodajajo stavbe oziroma objekti skupaj s kmetijskih ali gozdnim zemljiščem, postopek ni preprost. Napačen pristop k izvedbi postopkov lahko prodajo znatno podaljša, prodajalcu pa povzroči številne nepredvidene stroške, bremena in nevšečnosti. Zato je postopek prodaje in nakupa v takšnih situacijah potrebno vedno natančno vsebinsko in pravno preučiti.
Prodajate stavbo skupaj s kmetijskim in/ali gozdnim zemljiščem? Zaupajte nam zastopanje v Vaši zadevi in poskrbeli bomo, da bo prodaja izvedena učinkovito in skladno z veljavnimi predpisi.
#kmetija #prodaja #gozd #parcele #ZKZ #Carniola #Slovenija #nepremicnine #agencija #agent
Sale of a building toghether with agricultural / forest land in Slovenia
There are many cases in Slovenia, where agricultural / forest land, together with one or more buildings, are being sold as one unit. In such cases – regardless of the area or value of the agricultural/forest in question compared to the building(s) for sale – in accordance with the Agricultural Land Act (ZKZ) or the Forests Act (ZG), such sale is required to be carried out “through the notice board” at the competent administrative unit – we have already written about it in one of our previous articles.
In these situations, it is necessary to first check whether or not such sale possibly falls under the special exception under point e) of the second paragraph of Article 19 of the ZKZ, that is that the surface of the plot of land for sale does not exceed 1000 m2 and that the building(s) on it has(ve) valid construction permit. In such a case, the procedure »through the notice board« is not required. Nevertheless, even in such cases, it is necessary to obtain a confirmation of this exception, also issued by the administrative unit.
Sale through the notice board can delay the process
In all (the other) cases, however, when it is necessary to put the building and land »on the notice board«, it should be noted that the seller may find himself in a very unfavorable position. If several interested potential buyers appear in the procedure and a dispute arises between them about who has the strongest right of pre-emption, in practice this may mean for the seller that until this dispute is resolved (which in practice takes 5 or more years ) it will not be clear who the “final” buyer is. All this time, the seller will not receive the purchase price; and will also have to maintain and take care of the property for sale by himself.
Especially in cases where buildings are sold together with agricultural or forest land, in Slovenia, the procedure is not simple. Wrong approach to sale by the seller can significantly prolong the sale and cause many unforeseen costs, burdens and inconveniences to the seller. Therefore, the sale and purchase procedure in such situations must always be thoroughly and legally examined in advance.
Are you selling a building together with agricultural and/or forest land in Slovenia? Trust us to represent You in the matter and we will make sure that Your sale is carried out efficiently and in accordance with all the applicable regulations.
#farm #farmland #forest #Slovenia #sale #purchase #Carniola #property #realestate #agency #agents