Prof. dr Vuk Ognjanović* NEOPHODNA DISCIPLINA I ... · PDF fileprivredno-finansĳske promene i režime. 1. Stanje i otvorena pitanja na tržištu ... predstavlja kao pravo tržište

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* Fakultet za menadžment [email protected]

NEOPHODNA DISCIPLINA I KONSTITUISANJE BERZE NEKRETNINA

Rezime

Resursi na sektoru nekretnina su ozbiljan faktor u razvoju ekonomĳe Srbĳe. Otuda i visok javni interes za utemeljenje dobre prakse, zakonodavnih okvira i institucĳa za pozitivan razvoj tržišta nekretnina. S tim ciljem, između ostalog, neophodan je i savremen/moderan, te po najboljim standardima uređen Zakon o posredovanju u prometu nekretnina. Njegova koncepcĳa imala bi za cilj da uspostavi obligacionu sigurnost, da inauguriše nosioce odgovornosti za zbivanja u prometu i evidencĳi poreskih obaveza po osnovu prometa nepokretnosti, te da konstituiše mehanizme i instrumente kojima se jača i unapređuje struktura i koherentnost funkcionisanja glavnih institucĳa na tržištu. Pre svega, sistema odgovornosti u prometovanju nepokretnosti, te sistema informisanja i berze nekretnina.

Ključne reči: tržište nekretnina, interesi, agencĳe kao dilersko-brokerska društva, menadžeri nekretnina, informisanje, berza, fondovi nekretnina, hipotekarni banke i hipotekarni krediti

Prof. dr Vuk Ognjanović*

UDK 336.76:347.235

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expert contributions

* Faculty of Real Estate [email protected]

NECESSITY OF DISCIPLINE AND

REAL ESTATE EXCHANGE

Summary

Resources in the real estate sector constitute a significant factor for the development of the Serbian economy. Hence the considerable public interest in establishing a sound practice, legal frameworks and institutions in order to facilitate positive development of the real estate market. To this end, among other things, it is necessary to have a modern Law on Intermediation in Real Estate Trade, prepared according to the best standards. Its concept would aim at establishing obligation safety, inaugurating who is to be responsible for real estate trade and the records of tax obligations in respect of real estate trade, and constituting the mechanisms and instruments for strengthening and enhancing the structure and coherence of the main market institutions. Above all, this refers to the system of responsibility in real estate trade, information system and real estate exchange.

Key words: real estate market, interests, agencies in the capacity of broker-dealer companies, real estate managers, communication, real estate exchange, real estate funds, mortgage banks and mortgage loans

Professor Vuk Ognjanović PhD*

UDC 336.76:347.235

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Polje ekonomĳe (i filozofije) nekretnina je istovremeno i uzbudljiva i kontroverzna ideologĳa. Kada kažete: nekretnina je

deo zemljine površine sa graditeljstvom i svim onim što je s njom trajno povezano na površini i u dubini njenoj (ili ispod njene površine), kao da govorite o arhitekturi i sudbini čovekovog večnog stvaranja i (nepostojanog) bivstvovanja. I zato je, razumevanje strukture i celine vrednosti nekretnina, ozbiljna i odgovorna profesĳa, tj. naučna disciplina. Zapravo, nĳe jednostavno razumeti vrednost stvari koje identifikujemo kao nepokretnosti, tj. stvari koje ne mogu menjati položaj u prostoru ili se premeštati s jednog na drugo mesto, a da se pritom ne uništi njihova suština ili ne promeni njihova struktura. Uostalom, nikad nĳe bilo lako razumevanje fenomena kao što su: zemlja, zemljište, vlasništvo, prostor, te granica između formalno-pravnog jedinstva nekretnina i apsolutnih prava prema trećim licima (contra omnes). U biti, to je jeste razumevanje same suštine ekonomskog sistema koji bi uvek morao biti u funkcĳi stvaranja preduslova za racionalno korišćenje ograničenih raspoloživih resursa za održiv društveni, socĳalno i moralno sadržajan ekonomski razvoj.

Nekretnine su uvek bile (i ostale) najbolja investiĳa. Bilo da u njih ulažemo radi ostvarivanja dobiti, bilo da rešavamo stambeno pitanje. Smisao investiranja u nekretnine, vrlo često, ima u sebi socĳalno izvorište, tj. socĳalne

sadržaje. Kupovina prvog stana je vrednost koju sanjaju mladi i čĳe se zadovoljstvo oseti samo jednom u životu.

Jednostavno, nekretnine su sigurne kod ulaganja na duži rok, a i realnĳe su od ulaganja u štednju i hartĳe od vrednosti. Ulaganja u nekretnine podjednako privlače pojedince i privredne jedinice - firme. Posebna im je karakteristika, što pokazuju postojanost i otpornost na mnoge društveno-političke i privredno-finansĳske promene i režime.

1. Stanje i otvorena pitanja na tržištu

Tržište nekretnina je splet ozbiljnih konsideracĳa povodom ponude i potražnje nepokretnosti na tržištu, te bankarskih usluga (i kredita) po osnovu i povodom nepokretnosti. Ovi odnosi deluju stalno/kontinuirano. Tržište nekretnina je specifično i zbog toga, što se svaka pojedina nekretnina tretira kao zasebna, neponovljiva i jedinstvena celina, odnosno što je nekretnina uvek celina na jedinstvenoj lokacĳi.

Tržište nekretnina je oduvek i svuda, najbolji odraz stanja u društvu. U tom kontekstu, ono se, zbog nekih posebnih karakteristika ozbiljno razlikuje od svih ostalih - postojećih tržišta. Pre svega, zbog kontroverznih pristupa pri utvrđivanju vrednosti nekretnina, zbog visokog prisustva regulatornih - državnih

Beograd

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The field of economy (and philosophy) of real estate is, at the same time, an exciting and controversial ideology.

When one says that real estate is a piece of land with the buildings and everything else permanently connected to it, both on the ground and below it, it is like you are talking about the architecture and destiny of the eternal creation and (volatile) existence of the Mankind. And that is why understanding the structure and full value of real estate is a serious and responsible profession, i.e. scientific discipline. In fact, it is not simple to understand the value of items we identify as immovable, i.e. items that cannot change their position in space or be removed from one place to another, without their essence being ruined or their structure altered. Besides, it has never been easy to comprehend the phenomena such as: the Earth, land, ownership, space, and the border line between the formally-legal unity of real estate and the absolute rights toward the third parties (contra omnes). In essence, it implies understanding the very core of the economic system which would have to perform a permanent function of creating the preconditions for the rational usage of the limited resources available for the sustainable social and economical development, socially and morally substantiated.

Real estate has always been (and still are) the best investment, regardless of whether we invest in them to yield profit, or to provide

housing. The purpose of investing in real estate is, very o�en, related to the social aspect, i.e. bears social implications. The purchase of the first flat is something young people dream about, and the satisfaction in that respect can be experienced only once in a life time.

Simply, real estate is a safe form of long-term investment, and is more real than investment in savings and securities. Real estate investments are equally a�ractive for individuals and legal entities - companies. Their special characteristic is that they tend to be robust and resistant to many social-political and economic-financial changes and regimes.

1. Situation at the Market and some Open Relevant Issues

Real estate market is a network of serious considerations in respect of supply and demand of the real estate at the market, along with the banking services (and credits) related to immovable assets. These relations are permanent/continuous. Real estate market is also specific because each individual real estate is treated as a separate, inimitable, unique entity, or because real estate is always an entity on a particular location.

Real estate market is always and everywhere the best indicator of the situation in a country. In that respect, due to its special characteristics, it is significantly different from all the other

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uticaja, te zbog mentalnog odnosa ljudi prema nekretninama.

Resursi sektora nekretnina su ozbiljan faktor razvoja ekonomĳe na teritorĳi Srbĳe. Uostalom, i u aktuelnoj svetskoj hipotekarnoj, finansĳskoj i privrednoj krizi, to tržište pokazuje zavidan potencĳal i primerenu vitalnost.

1.1. U oblasti nekretnina u nas, dominiraju najmanje tri (glavna) problema: neodgovornost u rukovanju i upravljanju zemljištem, odnosno neracionalno korišćenje raspoloživih i, treba podvući, ograničenih resursa (1), neregularan sistem evidentiranja promena u strukturi stvarnih prava nad nekretninama (2), te pravi nered u prometovanju nekretnina, a i u (neblagovremenom) izmirivanju poreskih obaveza po osnovu kupovine i prodaje nepokretnosti (3).

Pored toga, neki od problema na tržištu nekretnina postaju dramatični. Recimo, sudbina nekih vitalnih delova javne imovine i građevinskog zemljišta, pojave krajnje nepoštene i netržišne utakmice, odsustvo dobrih poslovnih običaja, izbegavanje plaćanja naknada/poreza po osnovu prometa i promene vlasništva nekretnina, voluntarizam u naplati provizĳa za posredovanje, nepostojanje instrumenata osiguranja od odgovornosti, izostanak propisanih uslova poslovanja, a i propisanih uslova za dobĳanje licence za posredovanje u prometu, nemanje obaveze vođenja registra ovlašćenih posrednika i

ovlašćenih menadžera nekretnina, posrednički ugovor nĳe formalno - pravno inaugurisan, nadzor nad radom posrednika u prometu nekretnina nĳe dosledno regulisan i identifikovan, i dr.

1.2. Međutim, i u prisustvu mnogih teškoća, mora se priznati, tržište nekretnina u Srbĳi se predstavlja kao pravo tržište u razvoju (u usponu). Pomenimo neke pokazatelje koji to jasno potvrđuju i identifikuju.

Osnovan je Fakultet za menadžment nekretnina (jedini u regionu i jedan od retkih u Evropi). Oko 13.000 “preduzeća” ima registrovane poslove s nekretninama. U sektoru nekretnina se stvara (prema nekim uverljivim procenama) oko 15% društvenog bruto proizvoda. Osnovana je Nacionalna korporacĳa za osiguranje stambenih kredita. U Budžetu Srbĳe se predviđaju kontigenti sredstava za subvencioniranje stambenih kredita, odnosno za sufinansiranje stambene izgradnje (po ugledu na švedski “Postsparen”). Donesen je Zakon o hipoteci. Jedan broj poslovnih banaka univerzalnog tipa, je otvorio ili otvara program hipotekarnih kredita. Konstituisan je (pre tri godine) Međunarodni sajam nekretnina u Beogradu - BelRe, na kome se formira ponuda nekretnina, zemljišta, ideja, investicionih projekata i konsultanskih usluga. Srbĳa, odnosno njene kompanĳe i lokalne zajednice, - opštine, učestvuju na prestižnim sajmovima nekretnina u Evropi, kao u Kanu

Novi Sad

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existing markets. First and foremost, this is due to the controversial approaches to real estate valuation, due to the high level of regulatory - state influence, and the mental a�itude of people towards real estate.

Real estate sector resources are a significant factor of the economic development in Serbia. Besides, even in the current global mortgage, financial and economic crisis, this market still shows an enviable potential and appropriate vitality.

1.1. The real estate sector in Serbia has at least three (predominant) problems: (1) irresponsible land management and handling, i.e. irrational usage of the available, and, it should be emphasized, limited resources, (2) irregular system of recording changes in the structure of true real estate rights, and (3) a terrible mess in the real estate trade, and in the (untimely) se�lement of tax obligations in respect of real estate sales and purchases.

Apart from this, some of the problems at the real estate market are becoming dramatic. For instance, the fate of some vital segments of the public property and construction land, emergence of u�erly unfair and non-market competition, absence of good business practices, evasion of fees/taxes in respect of real estate trade and transfer of ownership, voluntarism in intermediation fees payments, absence of liability insurance instruments, lack of regulated business conditions, and regulatory requirements for obtaining a trade intermediation license, the fact that the register of authorized intermediators and authorized real estate managers is not mandatory, that the intermediation contract is not formally and legally inaugurated, that the supervision over the intermediators in real estate trade is not consistently regulated and defined, etc.

1.2. However, despite the numerous difficulties, the real estate market in Serbia is, admi�edly, a proper emerging market. Let us mention some of the indicators which clearly confirm this statement.

The Faculty for Real Estate Management has been established (the only of its kind in the region and one of a few in Europe). Around 13,000 ‘enterprises’ conduct registered operations in respect of real estate. The real estate sector generates (according to some

convincing estimations) about 15% of the GDP. The National Corporation for Housing Loans Insurance has also been established. Within the budget of the Republic of Serbia certain amounts of funds have been earmarked for subsidizing housing loans, and for co-financing housing construction (following the Swedish ‘Postsparen’ model). The Law on Mortgage has been adopted. Some universal type commercial banks have launched or are in the middle of launching the mortgage loans program. The International Real Estate Fair in Belgrade - BelRe was established (three years ago), within which the demand for real estate, land, ideas, investment projects and consulting services is formed. Serbia, i.e. its companies and local communities - municipalities, take part in the prestigious real estate fairs in Europe, such as MAPIK in Cannes (which is particularly famous for its retail chain investors),and Real Vienna in Vienna - (at which construction land is offered, models of the completed facilities exhibited, etc.). Two associations of real estate trade intermediators have been established in Belgrade on a ‘self-regulatory’ principle. Foreigners are already present in our market: a British company launched the Belgrade Pioneer Investment and Real Estate Fund, whereas a Finnish and a Latvian so�ware company announced that they have International Portals for purchasing, selling, and renting real estate and online user applications in Belgrade. In addition, the Internet presentations of cadastre municipalities are in the pipeline (all municipalities are expected to have them by the end of 2010). Emerging Markets Group (EMG) organized four annual conferences on real estate market in Southeast Europe. The International Real Estate Belgrade Exhibition and Conference - RE-BEC has recently been held in Belgrade.

It is obvious that the real estate market is budding. There are more and more institutions and mechanisms creating and provoking the conditions for the development of economy and the proper content of real estate market.

The behaviour of the Serbian real estate market in the times of the current, global financial and mortgage crisis is quite interesting (and worthy of a serious analysis). It was expected, as everywhere else in the world,

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- na MAPIKu (koji je posebno poznat po investitorima za maloprodajne lance), u Beču - Real Viena (tu se nudi zemljište za gradnju, makete gotovih objekata i dr.). U Beogradu su “samoregulativom” konstituisana dva udruženja posrednika u prometu nekretnina. Stranci su već prisutni na našem tržištu: jedna britanaska firma je pokrenula Beogradski pionirski fond za investicĳe u nekretnine, a jedna finska i jedna letonska so�verska kompanĳa objavile su da imaju Internacionalne Portale namenjene kupovini, prodaji, te zakupu nekretnina i onlajn korisničkih aplikacĳa u Beogradu. Pored toga, počinje izlaganje katastarskih opština na internetu (sve opštine, očekuje se imaće to do kraja 2010. godine). U organizacĳi EMG održane su četiri godišnje konferencĳe o tržištu nekretnina u jugoistočnoj Evropi. Nedavno je u Beogradu održan Međunarodni sajam i konferencĳa o nekretninama - RE-BEC (Real Estate Belgrade Exhibition and Conference).

Očigledno, tržište nekretnina se budi. Niču institucĳe i mehanizmi koji “stvaraju” i provociraju “temperature” za razvoj ekonomĳe i pravog sadržaja tržišta nekretnina.

Zanimljivo je, (za ozbiljnu analizu je), ponašanje našeg tržišta nekretnina u aktuelnoj svetskoj finansĳskoj i hipotekarnoj krizi. Očekivalo se naime, kao i svugde, da dođe do (prirodnog) pada cena nekretnina. Međutim, to se samo delimično, i skoro beznačajno desilo. Glavno obeležje je ipak bilo karakteristično po tome, što je “ostvaren” dramatičan pad prodaje, i po tom osnovu druge nepovoljne posledice!?

2. Prioriteti na uređivanju sistema

Imajući u vidu prisutne probleme, stvarna događanja na tržištu nekretnina u nas, te i ispoljene slabosti s jedne, a i neke (predstavljene) signale buđenja evidentnih potencĳala tržišta nekretnina, s druge strane, očigledno su potrebne hitne mere i ozbiljno reformisanje sistema.

2.1. Pre svega, u aktuelnoj, i vrlo složenoj fazi razvoja tržišta nekretnina u Srbĳi, neophodno je hitno uspostavljanje adekvatnog sistema, odnosno odgovarajuće discipline i stroge kontrole na tržištu.

S tim ciljem, treba inaugurisati društveno

odgovorno zakonodavstvo, a i izvršiti pravi izbor akcĳa i mehanizama za racionalno funkcionisanje tržišta. Cilj bi bio, da se ne plati skupa cena, tj. da se ne ponavljaju greške koje su u razvoju tržišta nekretnina i tržišta kapitala u celini, učinile druge zemlje u razvoju (i zemlje u regionu posebno).

Jednostavno, potrebne su zrele i proverene strategĳe u izgrađivanju sistema. Odnosno, neophodan je racionalan regulatorni mehanizam, odgovorne institucĳe i efikasni instrumenti na tržištu. Naravno, potrebna je i rehabilitacĳa etičkih principa, tj. etičkog kodeksa u poslovanju s nekretninama na tržištu.

2.2. Tržištu nekretnina je najpre neophodan adekvatan/relevantan pravni i ekonomsko-finansĳski okvir. U tom poslu, treba koristiti najbolja iskustva na uređivanju kompleksnog tržišta nepokretnosti u razvĳenim zemljama i zemljama u razvoju. Te posebno, iskustva zemalja u regionu, zbog značaja koje na praksu i prirodu nekretnina imaju fenomeni lokacĳe i udaljenosti.

U kontekstu ovih ciljeva, treba potencirati pristup koji naglašava hitnu potrebu da se otvoreni problemi na sektoru nekretnina u javnom i privatnom vlasništvu, odnosno na području posredovanja u prometu nepokretnosti, počnu rešavati putem dobro pripremljene, odgovorne (i hitne) procedure za donošenje dva suštinski bitna Zakona: Zakona o javnoj svojini i Zakona o posredovanju u prometu nekretnina. Zapravo, ta dva mehanizma su u središtu složene i kontroverzne strukture interesa svih relevantnih učesnika na tržištu nepokretnosti (države kao nalogodavca i regulatora, odnosno prodavaca, posrednika i kupaca).

Zakonom o javnoj svojini, uredila bi se institucĳa javne svojine, odnosno i pitanja kao što su: ko može sve imati javnu svojinu i, po tom osnovu, druga imovinska i stvarna prava (Republike, autonomne pokrajine, opštine), a zatim i pitanja vršenja svojinskih ovlašćenja koja im pripadaju. Istovremeno, odredbama ovog Zakona, što je posebno važno, uredila bi se i prava na prirodnim bogatstvima, te i procedure uspostavljanja prava svojine uopšte. Naravno, Zakonom bi se procesuirala i druga područja relevantna za funkcionisanje javne

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that the real estate prices will (naturally) drop. However, this happened only partially and to an almost insignificant extent. The main characteristic was that there was a radical decrease in the volume of sales, along with some other related unfavourable consequences.

2. Priorities in System Organization

Bearing in mind the existing problems, the events occurring in the Serbian real estate market, the revealed weaknesses of the market on the one hand, and some (presented) indications of the evident rising potential of the real estate market on the other hand, it becomes obvious that some urgent measures and a serious reform of the system are needed.

2.1. First and foremost, in the current, very complex stage of development of the Serbian real estate market, it is necessary to urgently establish the adequate system, i.e. the appropriate discipline and strict market supervision.

To this end, socially responsible legislature needs to be inaugurated, and the right choice of actions and mechanisms made in order to provide the rational market functioning. The objective would be to avoid introducing reforms at all cost, i.e. to avoid repeating the mistakes that some other developing countries (particularly the countries in the region) have made during the development of their real estate markets and capital markets overall.

To put it simply, what is needed are

mature and verified strategies for the system restructuring. In other words, it is necessary to have a rational regulatory mechanism, responsible institutions and efficient market instruments. Naturally, it is also required to rehabilitate the ethical principles, i.e. the code of ethics in the real estate market operations.

2.2. Essentially, the real estate market needs an adequate/relevant, legal and economic-financial framework. To this end, the best experiences in respect of restructuring the complex real estate markets should be borrowed from the developed and emerging economies, and, especially, from the countries in the region, due to the importance that location and distance have for the practice and nature of real estate.

What should be insisted upon in the context of these objectives is the approach emphasizing the urgent need to start solving the open problems of the public and private ownership in real estate sector, and in the field of real estate trade intermediation, by means of well-prepared, reliable (and urgent) procedure for adoption of the two essentially important laws: the Law on Public Property and the Law on Real Estate Trade Intermediation. In fact, these two mechanisms are in the centre of a complex and controversial structure of interests of all relevant stakeholders in the real estate market (the Government as the instructing party and regulator, on the one hand, and sellers, intermediators and buyers on the other).

The Law on Public Property would regulate the institute of public property, in particular

Subotica

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svojine i stvarnih prava po osnovu svojine.Zakon o posredovanju u prometu

nepokretnosti provocira više projekcĳa tržišta nekretnina, odnosno više relevantnih polja na sektoru usluga. Između ostalog, ovde su u pažnji i finansĳski aranžmani, finansĳsko tržište i njegove institucĳe, te bankarski potencĳali povdom i na osnovu prometa nekretnina u celini.

Analizirajmo moguću strukturu elemenata Zakona o posredovanju u prometu nepokretnosti.

3. Šta bi mogli biti ključni ciljevi Zakona

Koncepcĳa za pripremu podloga za Zakon o posredovanju u prometu nepokretnosti, morala bi da predpostavi nekoliko važnih ciljeva.

3.1. Realno, nesporni su sledeći ciljevi:• uspostavljanje pune pravne i obligacione

sigurnosti na tržištu nekretnina,• identifikacĳa nosioca odgovornosti za

celinu zbivanja u prometu nepokretnosti, odnosno jasnih odgovornosti i pravila za posredovanje u prometu nepokretnosti, te propisivanje jasnih, strogih i transparentnih uslova za sticanje ovlašćenja za poslovanje s nekretninama, kao i nadležnost organa za kontrolu prometa nepokretnosti,

• utemeljiti standarde po kojima je upravljanje poslovima i posredovanje u prometu

nekretnina, pre svega profesĳa, koju mogu obavljati edukovani menadžeri nekretnina, odnosno lica sa položenim stručnim ispitom - licencom za posredovanje u prometu nepokretnosti,

• konstituisati mehanizme i instrumente kojima se jača i unapređuje struktura i koherentnost funkcionisanja glavnih institucĳa na tržištu, i to: baze podataka, sistema informisanja i berze nekretnina,

• otvoriti mogućnost za konstituisanje “novih proizvoda” na tržištu nekretnina, i to: investicionih fondova nekretnina (REITS) kao garancĳskih fondova ne samo za održanje i očuvanje, već i za povećanje vrednosti kapitala, tj. vrednosti i potencĳala tržišta nekretnina u celini.3.2. Predlog Koncepcĳe takođe

podrazumeva, pozitivno sadejstvo procedura na donošenju drugih srodnih/relevantnih propisa kao što su: Zakon o javnoj svojini, Zakon o denacionalizacĳi, Propisa o gradskom građevinskom zemljištu, Zakon o planiranju i izgradnji, propisi o očuvanju kulturnih dobara i o zaštiti prirodne okoline, Zakona o sprečavanju pranja novca i dr.

Kontekst međuzavisnosti i sadejstva formalno pravnih okvira, upozorava na dva bitna pitanja. Najpre, na potrebu efikasne koordinacĳe nadležnih organa, tela i institucĳa, radi komplementarnosti celine zakonskih rešenja u funkcĳi efektivnosti sprovođenja propisa za

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the issues such as: who has the right to public property, along with other ownership and real rights in this respect (republic, autonomous provinces, municipalities), and also the issue of exercising the ownership rights they are entitled to. At the same time, the provisions of this Law, which is particularly important, would regulate the rights over natural resources, and the procedures of establishing the ownership rights in general. Naturally, the Law would also address some other fields relevant to the proper functioning of public property and the real rights in respect of that property.

The Law on Real Estate Trade Intermediation provokes several real estate market components, i.e. several fields relevant to the sector of services. Among other things, the focus here is on financial arrangements, financial market and its institutions, as well as the banking potentials in respect of and based on real estate trade in general.

Let us analyze a possible structure of elements of the Law on Real Estate Trade Intermediation.

3. What are the Possible Key Objectives of the Law

The concept for the preparation of the Law on Real Estate Trade Intermediation should pursue several very important objectives.

3.1. In reality, the following objectives are beyond any doubt:• Establishing a full legal and obligation safety

at the real estate market;• Identifying who is to be responsible for the

entire functioning of the real estate trade, that is defining clear responsibilities and rules for real estate intermediation, as well as prescribing clear, strict and transparent regulatory preconditions for obtaining a permission to perform real estate operations, along with determining the scope of authority of supervisory bodies in the real estate trade;

• Se�ing the standards according to which real estate operations management and intermediation are, above all, professions that can be performed only by trained real estate managers, i.e. persons who have passed the expert exam - and have a license

for real estate intermediation;• Constituting the mechanisms and

instruments for strengthening and enhancing the structure and coherence of functioning of the main market institutions, in particular: the database, IT system, and real estate exchange;

• Creating an opportunity for the ‘new products’ to be formed at the real estate market, such as: real estate investment funds (REITS) as guarantee funds not only for maintaining and preserving, but also for increasing the value of capital, i.e. value and potential of the real estate market in general.3.2. The proposal of the Concept also

includes the positive synergy of the procedures for adoption of some other related/relevant laws and regulations, such as: the Law on Public Property, the Law on Denationalization, the Rules on City Construction Land, the Law on Planning and Construction, the Rules on Cultural Heritage Preservation and Environmental Protection, the Law on Anti-Money Laundering, etc.

The context of interdependence and synergy of legal frameworks raises two important issues. First, it emphasizes the need for efficient coordination of competent authorities, bodies and institutions, in order to provide a complementary whole of legal decisions with a view to effectively implementing the rules for solving the situation at the real estate market in general. It also indicates the need for a�entive approach to the decisions already present in certain proposals (and dra�s) of laws and other regulations (for instance, one should not agree, for several vital and developmental reasons, to the proposed decision on amendments to the Planning and Construction Law, stating that foreign investors - natural persons and legal entities, instead of using the good, old, historically and morally verified institution of rent for 99 years maximum, may now also purchase and register to their name both agricultural and construction land).

4. Real Estate Exchange in the Core of the System

The problem analysis of the situation at

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sređivanje stanja na tržištu nekretnina uopšte, te na potrebu budne pažnje za rešenja koja su prisutna u pojedinim predlozima (i nacrtima) zakona i drugih propisa (primera radi, ne treba se složiti, iz više vitalnih i razvojnih razloga, s predloženim rešenjem o izmenama i dopunama Zakona o planiranju i izgradnji, da strani investitori - pravna i fizička lica, umesto stare, dobre i istorĳski i moralno proverene institucĳe zakupa na najviše 99 godina, mogu kupovati i u svoje vlasništvo upisivati poljoprivredno i građevinsko zemljište!?).

4. Berza nekretnina u središtu sistema

Problemska analiza stanja na tržištu nekretnina u nas, realno ukazuje na pravce delovanja i prioritete rešavanja pitanja. Zapravo, u takvom analitičkom i kritičkom kontekstu i treba tretirati izbor elemenata za Zakon o posredovanju, na kojima i sa kojima je realno moguće utemeljiti sistem koji efikasno uređuje imovinske i obligacione odnose i odgovornosti na tržištu nekretnina.

Koncepcĳi zakona o posredovanju u prometu nepokretnosti, neophodno je, između ostalog, najmanje pet bitnih rešenja i identifikacĳa.

Prvo. Ugovor o posredovanju bi morao imati prerogative čvrstih i jasnih formalno pravnih odgovornosti i odredbi, koje u najboljoj tradicĳi prirodnog prava štite interese nalogodavca, posrednika i kupca. Praksu poslova bez zaključenja ugovora, te ugovora bez ikakave dokumentacĳe, treba sasvim isključiti. Promet bez pravno valjanih ugovora zaključenih u skladu s Zakonom o posredovanju u prometu, morao bi biti strogo sankcionisan (oduzimanje licence za posredovanje agenata i agencĳa, visoke poreske sankcĳe i dažbine, osude Komorskog suda časti).

Drugo. Agencĳe za posredovanje u prometu nekretnina, treba konstituisati kao specĳalizovana privredna društva, koja jedino imaju pravo da se bave posredovanjem u prometu na tržištu nekretnina. Ona bi imala prerogative i odgovornosti brokersko - dilerskih društava na tržištu nekretnina.

Da bi dobila ovlašćenja za posredovanje u prometu nepokretnosti, da bi bila registrovana, društva bi morala ispuniti stroge zahteve

regulatora: da poseduju odgovarajuće poslovne prostorĳe, da obezbede tehničke uslove - kompjuterski blok, da imaju najmanje jednog zaposlenog s licencom menadžera (agenta) nekretnina, odnosno najmanje jednog zaposlenog s advokatskim ili sudskim ispitom, da uplate propisanu sumu osiguranja za eventualne štete iz posredovanja i dr.

Pored agencĳa, i advokatske kancelarĳe bi se mogle baviti posredovanjem u prometu nepokretnosti, ali samo ako se registruju za tu delatnost, odnosno ako ispune sve propisane uslove za rad na tržištu nekretnina (između ostalog da zaposle najmanje jednog menadžera nekretnina, da uplate propisani iznos osiguranja i dr.).

Treće. Sve agencĳe za posredovanje u prometu, koje dobĳu odobrenje za rad, bile bi obavezne da se upišu u članstvo Privredne komore Srbĳe.

U Privrednoj komori se konstituše jedinstveno udruženje ovlašćenih posrednika (agencĳa) za promet nekretnina. Udruženje ima za zadatak: da vodi Registar ovlašćenih posrednika, da na osnovu kopĳa ugovora o posredovanju, odnosno ugovora o prodaji i kupovini koje dostavljaju agencĳe - članice Udruženja, “organizuje” i formira odgovarajuću bazu podataka i informacĳa o ponudi i potražnji nekretnina, tj. so�versku aplikacĳu koja bi obezbeđivala centralizovanu bazu podataka za berzu nekretnina.

Berza nekretnina bi bila vodeća institucĳa, odnosno institucĳa koja ima mogućnosti da se ozbiljno i odgovorno angažuje na uvođenju reda na domaćem tržištu nekretnina. Na Berzi, određenu nekretninu bi mogla nuditi samo jedan agent (agencĳa). Berza bi nudila mogućnost pretraživanja baze podataka prema različitim kriterĳumima: prema lokacĳi, prema ceni, prema površini, prema vrsti nekretnine, i sl. Uz to, Berza bi svojim analitičkim pregledima, statističkim i drugim kvalitetnim informacĳama, snažno unapređivala funkcionisanje, te ekonomičnost i produktivnost tržišta nekretnina u Srbĳi, a i tržišta nekretnina u regionu.

Četvrto. Bavljenje poslovima oko i povodom nekretnina, mora biti profesĳa. Zato i budući Zakon treba da promoviše profesĳu menadžera nekretnina, odnosno agenta za posredovanje u

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the real estate market in Serbia realistically indicates strategic directions and priorities in solving issues. The choice of elements for the Law on Intermediation should, in fact, be treated within such an analytical and critical context, choosing those elements that could serve as a realistic foundation for the system efficiently regulating the property and obligation relations and responsibilities at the real estate market.

The Concept of the Law on Real Estate Trade Intermediation requires, among other things, at least five significant decisions and identifications.

First. The agreement on intermediation must have the prerogatives of strict and clear legal responsibilities and decisions, which protect the interests of instructing parties, intermediators and buyers according to the best tradition of natural law. The practice of conducting operations without concluded agreements, and of concluding agreements without any documentation, should be eradicated. Trade without the legally correct agreements concluded in accordance with the Law on Real Estate Trade Intermediation, has to be strictly sanctioned (taking away the intermediation licenses from agents and agencies, high tax sanctions and fees, verdicts from the Chamber Court of Honour).

Second. Real estate trade intermediation agencies should be constituted as specialized business companies, the only ones in the

real estate market to have the right to act as intermediators. These agencies would have the prerogatives and responsibilities of the broker-dealer companies at the real estate market.

In order to obtain an authorization for real estate trade intermediation, and in order to be registered, the agencies would have to meet the strict requirements of the regulator: own appropriate business premises, possess technical preconditions - computer unit, have at least one employee with a real estate manager (agent) license, and at least one employee who has passed a lawyer or judge state exam, pay the prescribed amount of money for insurance against the potential intermediation damage, etc.

Apart from agencies, law firms, too, can conduct intermediation operations in real estate trade, but only if they are registered for those operations, i.e. if they fulfill all the prescribed conditions for dealing in the real estate market (among other things, they have to hire at least one real estate manager, pay the prescribed amount of money for insurance, etc.).

Third. All real estate trade intermediation agencies which obtain a license would be obliged to become members of the Serbian Chamber of Commerce.

A joint Association of authorized real estate intermediators (agencies) is being formed within the Serbian Chamber of Commerce. The Association’s task is to keep the Register of authorized intermediators, to ‘organize’

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prometu nekretnina. Ovo zvanje bi se sticalo sa završenim specĳalističkim fakultetskim obrazovanjem ili sa položenim stručnim ispitom. Edukacĳa za polganje stručnog ispita, i sam stručni ispit, izvodili bi se po posebnom programu koga donosi nedležno Minisarstvo i PKS-e, i analogno polaganju brokersko-dilerskih stručnih ispita, odnosno obuke i ispita za investicione ili portfolio menadžere.

Peto. Moderan Zakon o vitalnim pitanjima finansiranja prometovanja na tržištu nekretnina, morao bi takođe otvoriti evidentne potencĳale i mogućnosti za formiranje i osnivanje investicionih fondova za ulaganje u nekretnine - tzv. Real Estate fondova, tzv. REITS.

U suštini, bio bi to pravi korak u pravcu formiranja potencĳala za jačanje finansĳa sektora nekretnina u celini. Pored toga, bio bi to podsticaj za razvoj i unapređenje hipotekarnih i drugih aktivnosti na tržištu nekretnina, odnosno za razvoj instrumenata finansĳa nekretnina, te razvoj po dubini strukture tržišta uopšte (note i tapĳe, note i hipoteke, ugovori o tapĳi, tzv. juniorski finansĳski instrumenti i dr.).

Prisustvo ovog rešenja u sistemu, “povuklo” bi sa sobom i razloge za otvaranje još jedne mogućnosti u sistemu finansiranja nekretnina. Reč je o uvođenju lizinga u poslove finansiranja prodaje, odnosno kupovine na tržištu nekretnina.

Naravno, za celinu Zakona i njegovu delotvornost važna su i druga rešenja. Treba verovati, da će i ona biti koncipirana u skladu s glavnim zahtevima za reformisanjem tržišta nekretnina, te i s osnovnim ciljevima Zakona o posredovanju u prometu nepokretnosti.

5. Dva nužna zaključka

Iz predstavljenih ocena stanja na tržištu nekretnina u Srbĳi, kao i iz predloga koncepcĳe nekih ključnih zakonskih rešenja, dva zaključka se jasno nameću.

Dubina problema i otvorenih pitanja na tržištu nekretnina u nas, zaista zahteva hitne, ozbiljne i transparentne reforme. Četiri od pet datih predloga su zaista tog sadržaja i tog karaktera.

Banke u Srbĳi ne smeju suviše zakasniti i prevideti potrebu organizovanog i odgovornog pristupa sopstvenom buđenju i reformisanju povodom izglednog razvoja ekonomĳe nekretnina. Tim pre, jer je za bankarski sektor, naglašeno visok rizik odsustva sa tržišta nekretnina. Odnosno, jer je očigledno visok stepen međuzavisnosti pozitivnog razvoja bankarskih proizvoda u savremenim uslovima, s jedne, i razvoja finansĳa tržišta nekretnina, te posebno ekonomĳe hipotekarnog kredita i hipotekarnog tržišta, s druge strane.

Literatura:

1. Vasiljević, B. (2009.), Osnovi finansĳskih tržišta, Princip, Beograd

2. Vasiljević, M. (2000.), Trgovinsko pravo, Pravni fakultet, Beograd

3. Vunjak, N., (2003.), Finansĳsko tržište, berze i brokeri, Ne-da komerc, Subotica

4. Milosavljević, M., (2003.), Strategĳski menadžment, Megatrend, Beograd

5. Šoškic, D., (2005.), Hartĳe od vrednosti: upravljanje portfolĳom i investicioni fondovi,

6. Ekonomski fakultet, Beograd7. Dugalić, V., Štimac, M., (2004), Osnove

berzanskog poslovanja, Beograd8. Hopkins, T. (2005.), How to Master the Art

of Selling, Finesa, Beograd

9. Brecht, S. B. (2005.), Analyzing Seniors Housing Markets, Uraban Land Insstute, Washington

10. Berges, S., (2005.), The Complete Guide to Real Estate for Investment Properties, Wiley 10. Haight, T. ed Singer, D. (2005.), The Real Estate Investment Handbook, Wiley

11. Broeggman, Wiliam ed Fisher, J., (2004.), Real Estate Finance and Investments, Wiley

12. Sirota, D., (2003), Real Estate Finance, Dearborn, Washington.

13. Fabozzi, F., (2007.), Mortagage Backed Securities, Anand Bha�acharya, Wiley

14. Leece, D., (2004.), Economics of the Mortagage Market, Rics Foundation, Wiley

15. Association of German Mortagage banks, (2006.), “The Pfandbrief”, Bonn

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and create an appropriate database and an information base in respect of real estate supply and demand, i.e. a so�ware application providing a centralized database for the real estate exchange, on the basis of copies of intermediation agreements, that is sales and purchases agreements submi�ed by agencies - members of the Association.

Real estate exchange would be the leading institution, i.e. the institution having an opportunity to get seriously and responsibly engaged in introducing order to the domestic real estate market. At the real estate exchange only one agent (agency) would be able to offer a certain real estate. The Exchange would offer the possibility of searching through the database according to various criteria, such as: location, price, square meters, type of real estate, etc. In addition, due to its analytical reviews, statistical and other quality information, the Exchange would significantly enhance the functioning, profitability and productivity of the real estate market in Serbia, and the real estate markets in the region.

Fourth. Conducting real estate operations has to be a profession. Thus the future Law needs to promote the profession of a real estate manager, i.e. a real estate trade intermediation agent. This title would be acquired a�er a completed specialist high education, or a�er passing the expert exam. The training for taking the expert exam, and the exam itself, would be organized according to a special program devised by the competent Ministry and the Serbian Chamber of Commerce, and would be analogous to taking the broker-dealer expert exams, i.e. the training and exams for investment or portfolio managers.

Fi�h. The modern Law regulating the vital issues of real estate trade financing would, by all means, create the evident potentials and opportunities for the formation and establishment of the so-called Real Estate Investment Funds - REITS.

In essence, this would be the right step towards the creation of potential for strengthening the finance in the overall real estate sector. In addition, this would be an incentive for development and enhancement of

mortgage and other activities in the real estate market, that is for development of real estate financial instruments, along with deepening the structure of the market in general (notes and title-deeds, notes and mortgages, title-deed agreements, the so-called junior financial instruments, etc.).

The presence of this solution in the system would trigger the establishment of yet another possibility in the system of real estate finance. That would be the introduction of leasing into the operations of financing sales and purchases in the real estate market.

Naturally, some other solutions are equally important for the entirety of the Law and its efficiency. We need to believe that those solutions, too, would be devised in accordance with the major requirements of the real estate market reformation, and with the basic objectives of the Law on Real Estate Trade Intermediation.

5. Two Crucial Conclusions

There are two clear conclusions that may be reached according to the presented evaluations of the real estate market in Serbia, and according to the proposal for the concept for some crucial legal solutions.

The depth of the problems and open issues in respect of the real estate market in Serbia calls for some really urgent, serious and transparent reforms. Four out of the five presented proposals are, thus, relevant in content and character.

The banks in Serbia must not be too late and overlook the need for an organized and responsible approach to their own awakening and reformation in respect of the foreseeable development of the real estate economy. All the more so because the banking sector faces an extremely high risk of being absent from the real estate market. In other words, it is obvious that there is a high level of interdependence between the positive development of banking products in the modern times, on the one hand, and the development of the real estate market finance, in particular mortgage loan and mortgage market, on the other hand.

Documents

Prof. dr Vuk Ognjanović* NEOPHODNA DISCIPLINA I ... · PDF fileprivredno-finansĳske promene i režime. 1. Stanje i otvorena pitanja na tržištu ... predstavlja kao pravo tržište