Dissertationen zum Thema „Real property process“

Property companies are offering a range of financial vehicles (indirect investments) which enable investors to participate in cash-flows of voluminous properties or real estate portfolios. Effective indirect real estate investments generally consist of three main components, which ought to be synchronized: Demands of investors - property characteristics - investment vehicle However, in practice this synchronization (allocation process) turns out to be way more complex and sophisticated. The question regarding the utilization of properties within real estate investment companies is embedded in superordinate dimensions like the overall corporate strategy, which is in turn embedded in an overall economical and political environment. The purpose of the thesis at hand is to give some insights what factors and dimensions should be considered in order to implement a thoughtful allocation process. The author bases his qualitative analysis on his work experiences in two major German property companies. In this connection the author conducted several interviews with employees of different departments (e.g. Corporate Development, Controlling). Furthermore, the author´s purpose is to transfer the complex practical approach into a well-structured and clearly organized framework which presents the most important dimensions and factors and in turn have an impact on the allocation process. The thesis concludes with an outlook for the overall German economy and in particular the market for indirect real estate investments which will be followed by an emphasis of the most important factors regarding company´s property allocation process in the near future.

Ändamålet med denna studie är att konkretisera vad skillnaden är mellan den portugisiske fastighetsmäklarens kontra den svenske fastighetsmäklaren gällande utbildningskrav och arbetsuppgifter. Samtidigt kommer studien att förklara förmedlingsprocessen i respektive land och dess aktörer. Studien om transaktionsprocessen, vid förmedling av fastigheter, kommer att ge en tydligare bild av fastighetsmäklarens ansvar samt ge ett bredare underlag för förståelse och anpassning till de portugisiska fastighetsmarknaden.Med hjälp av portugisisk lagtext och portugisiska institutioners hemsidor har vi insamlat information om hur den portugisiska förmedlingsprocessen går till. För att kunna göra paralleller med den svenska förmedlingsprocessen har vi även använt oss av svensk lagstiftning, rättspraxis och juridisk kurslitteratur.Resultatet visar att det finns skillnader mellan processerna i Portugal och Sverige, men studierna visar även att det finns flera likheter men under andra benämningar. Det finns fler aktörer som medverkar i transaktionsprocessen i Portugal, än vad det gör i Sverige. Detta ger en annorlunda arbetsfördelning med annorlunda juridiskt ansvar.
The purpose of this study is to clarify the differences between the Portuguese real estate agent and the Swedish real estate agent, as it is about the education requirements and their professional duties. At the same time, the study will explain the property acquisition process in both countries and the who is required to be a part of it. Studies of the transactional process within real estate will provide a clearer picture of the agent's responsibilities and provide a better understanding and adapting to the Portuguese real estate market.With the help of Portuguese legislation and different Portuguese institutions' websites, we have gathered information about the Portuguese property acquisition process. In order to be able to make parallels to the Swedish acquisition process, we read and interpreted Swedish legislation, cases and legal literature.The results show that there are differences between the processes in Portugal and Sweden, but studies also show that there are several similarities but the similarities are named differently. There are more parties involved in the transaction process in Portugal than it is in the Swedish one. This gives a different division of work with different legal responsibilities.

Mixed-use developments have shown to have positive effects on areas’ attractiveness and have thus turned into a planning principle in Swedish urban areas. To ensure that a mix of property uses is obtained and that a sufficient amount of housing is built, many municipalities use constraints in the detailed development plans. Despite the many positive aspects of mixed-use developments there are also challenges. Real estate owners are the long-term investors and which projects and property uses they choose to develop are a matter of risk. Real estate development is characterized by complexity and uncertainty where the end product should result in leasable space over time. In order to succeed, a real estate owner needs to make correct forecasts of future demand and supply for the different property uses. The property owner also needs to manage risk related to detailed development plans, permits, flexibility in the design, construction and lease. The aim of this study is to explore how property owners decide which property uses to include in development projects. The objective is to identify the most important factors behind the decision and to contribute to the body of knowledge concerning the investment decision process of property uses in development projects. The study uses a qualitative method with an abductive approach where semi-structured interviews with 11 of the largest real estate owners in Stockholm have been conducted. The information from the interviews resulted in a general description of the process real estate owners undertake to decide which property uses to include in development projects. The most important factors behind the decision were shown to be the demand in the area, the will of the municipality, the preconditions of the site and the profitability analysis of the project. The detailed development plan, controlled by the municipality, is what ultimately regulates which property uses that can be developed. Real estate owners can negotiate with the municipality when new plans are developed over which property uses to be included, but in the end it is the municipality who has the final say in the matter.
Att kombinera olika verksamhetstyper i utvecklingsprojekt har visat sig ha flera positiva effekter på områdets attraktivitet och har därmed blivit en allt mer vanligt förekommande princip inom stadsplanering. För att säkerställa att en blandning av verksamhetstyper erhålls och att tillräckligt med bostäder byggs reglerar därför många kommuner användningen av kvartersmarken i detaljplaner. Trots de många positiva aspekterna med att kombinera verksamhetstyper i utvecklingsprojekt finns den även utmaningar. Fastighetsägare är långsiktiga investerare och vilka projekt och verksamhetstyper de utvecklar är en fråga om risk. Fastighetsutveckling präglas av komplexitet och ovisshet där den färdiga produkten ska resultera i uthyrningsbar yta över tid. För att lyckas måste den framtida efterfrågan och utbud för de olika verksamhetstyperna prognostiseras. Fastighetsägaren behöver även hantera risker relaterade till detaljplaner, tillstånd, flexibilitet i design, konstruktion och uthyrning. Syftet med studien är att undersöka hur fastighetsägare går tillväga för att komma fram till vilka verksamhetstyper som ett utvecklingsprojekt ska innehålla. Målet med arbetet är att identifiera de viktigaste faktorerna som ligger bakom beslutet och att bidra till den samlade kunskapen om hur beslutsprocessen ser ut vid val av verksamhetstyper i utvecklingsprojekt. Studien har använt en kvalitativ metod med en abduktiv ansats där halvstrukturerade intervjuer har genomförts med 11 av de största fastighetsägarna i Stockholm. Informationen från intervjuerna resulterade i en generell beskrivning av fastighetsägares beslutsprocess för att komma fram till vilka verksamhetstyper ett utvecklingsprojekt ska innehålla. De viktigaste faktorerna bakom beslutet visade sig vara efterfrågan i området, kommunens vilja, platsens förutsättningar och projektets lönsamhetsanalys. Det är detaljplanen som styr vilka verksamhetstyper en utvecklingsprojekt ska innehålla, vilken regleras av kommunen. Fastighetsägarna har möjlighet att komma med förslag på verksamhetstyper vid en detaljplaneprocess men det är i slutändan kommunen som har den sista talan i frågan.

The diploma thesis is focused on the issue concerning the return on investment for the development projects, its financing possibilities, scope and description of the development activities. Withint the first part of the thesis is described development process, its participants and general possibilties of the development projects financing. The second part of the thesis is dealing with specific real estate residential development project and analysis of its existing market. The main goal of the thesis is to clarify the project development process, its financing and what subjects are involved in such a process.

This dissertation consists of four essays with specific objectives. The overall objective is, however, to seek a further understanding of the issue of cross-border residential transaction markets. While the first two essays focus specifically on transaction processes and costs in a number of selected countries, the two subsequent essays shift their attention towards the EU’s Internal Market and the impact of differences between the countries, with relation to the transparency of transaction markets. The research is primary based on studies of written sources, subject-specific literature and legislation. The main message is that organization of the transaction process affects transaction costs in different ways. It can be argued that efficiency is associated with a lowering of transaction costs. The efficiency of different structures depends on our perspective. Transparency is associated with the organisation of transactions and their needs, though the term is somewhat unclear. Generally, the term may refer to the ability of transaction participants to observe information concerning the transacting process, thereby increasing their knowledge to make informed decisions. Thus it can be argued that a better basis for the decision-making process presupposes information disclosure, more standardized transaction practices, synchronized legal systems, and both legible and transparent regulations. This leads to the design of a transparency system, which is based on an understanding of the need for the system and its goal. Although reaching transparency will be both complex and time-consuming, this study draws attention to certain key aspect of the need to encourage transparency. The first two essays focus on how residential transactions are organized in selected countries and on the costs for carrying out these transactions. Essay II works with two hypotheses concerning the relation between the organizational structure and the transaction costs. The study shows that transaction processes and costs differ considerably between the countries and as a result it is difficult to arrange the countries in a clear way according to their rules. Moreover, there is no clear connection between a broker’s education level and how large a part in the process s/he plays. The total transaction costs excluding taxes vary from approximately 3 up to 8.5 percent. The costs are lower when the recording system is well arranged, when a broker has a bigger part in the process and when a conveyancer is impartial. In the countries where a broker has a higher education level and plays bigger part in the process, the broker’s commission is not any higher when compared to other countries in the study. The study shows also that transaction costs are lower in the countries where the broker has a more neutral role and where fewer parties are involved in the process. Thus in order to avoid high transaction costs, it is important to avoid situations where both buyer and seller have their own agents. Furthermore, the availability of standardized information about properties may increase the efficiency of the market even though it increases the short run transaction cost. Essay III provides a theoretical framework for an analysis of the concept of transparency in residential property transactions within the EU’s internal market and tries to identify the essential factors that need to be addressed with respect to transparency of procedural, regulative and economic features. Essay IV seeks a further understanding of the issue of transparency in the residential property transaction market and attempts to define the state of transparency on the basis of selected EU-countries, in accord with five specific dimensions. The essential points are that an increase in cross-border transactions increases demand for easy access to information in other countries, and that the studied literature focuses on the coordination of legal systems, which produces systems that are more uniform and legally secured, and on broadening the mortgage market. Some of the aspects analysed in the study are far from transparent while others may be considered relatively transparent. The degree of transparency in the EU’s internal market is determined by how transparency is defined, since something may be transparent based on a certain criteria but not on others, especially when the concept is a relative one and subject to changes. The study raises some key aspect as a basis for discussion about the encouragement of transparency.
QC 20111123

The borrowers in the mortgage market consist of both households and companies. Themain source for financing a property weather it is a private property or a real estateproperty is a mortgage. When granting a mortgage the bank incurs a risk. It is importantfor banks to minimise the risk since an unstable market can affect not only the bank andits customers but society as a whole. This thesis concerns the credit granting processand the difference in credit granting for households and companies and if there is aneed of a difference between the processes.The research method used for this report is a deductive approach with qualitativeresearch performed through in-depth, face-to-face interviews. As the number of banksin question is small we have used a case study approach which is suitable as focus lies onthe processes rather than the outcome of credit granting.The assessment of creditworthiness and repayment ability is the most important factorsof the credit granting processes for both parts of the market. There are differencesbetween the credit granting processes between the different parts of the market. Whenassessing the creditworthiness and repayment ability of a company there are moreparameters to evaluate. The mortgage amount for a real estate is greater than the one ofa private property and the private part of the market is regulated to a greater extent. Thefocus on the private part of the market is consumer protection and on the corporatepart the banks credit risk. Differences between the processes are needed for the bank tobe able to assess the creditworthiness and repayment ability for both households andcompanies in debt to decrease their credit risk.
Låntagarna på bostadsfinansieringsmarknaden består av både privatpersoner ochföretag. Bostäder finansieras oftast av banker oavsett om det är ett privat bostadsköpeller ett fastighetsköp. När banker beviljar ett lån utsätts de för en risk. Det är viktigt förbankerna att minimera kreditrisker eftersom en ostabil marknad kan påverka inte barabanken och dess kunder utan även samhället. Denna kandidatuppsats handlar omkreditgivningsprocessen och dess skillnader mellan privatpersoner och företag och omdet behövs en skillnad.Forskningsmetoden vi använt oss är en deduktiv ansats, men kvalitativa undersökningargjorda genom djupgående, personliga intervjuer. Eftersom det enbart var ett fåtal bankermed i underökningen valde vi att använda oss av en fallstudie, det var passande då fokusligger på kreditgivningsprocessen och inte utkomsten av densamma.Bedömningen av en kunds kreditvärdighet och återbetalningsförmåga är grunden förkreditgivningsprocessen för båda delarna av marknaden. Det finns skillnader mellankreditgivningsprocessen mellan privatpersoner och företag. När kreditvärdigheten ochåterbetalningsförmågan bedöms för ett företag är det fler parametrar som måstebedömas. Ett fastighetslån uppgår ofta till ett högre värde än ett bostadslån ochprivatsidan är till en större del styrd av lagar. Fokuset på privatsidan ligger påkonsumentskydd medans företagssidan är mer inriktad på bankens minimering avkreditrisk. Skillnaderna i processerna är nödvändiga på grund utav att banken måstekunna bedöma kreditvärdigheten och återbetalningsförmågan ordentligt för attminimera sin kreditrisk.

This thesis focuses on the issues related to the requirements of the financing development projects. In the first part, the basic concepts the area of the development process (developer, development, development process) and also the players, and specification of financial opportunities of these projects. The second part (case study) deals with the specific nature of the residential development project. The aim of the report is describe the pre-development phase of a selected development project in conjunction with the setting of cash flows of the project and any supporting documentation to the application for a bank loan. In conclusion, the thesis explains the specifics of project loans and other useful products, not only banking institutions.

Sweden is currently experiencing major population growth, focused predominantly in and around its major cities. This has created an ongoing challenge for municipalities to ensure housing supply meets demand, in turn increasing the required rate of construction. Furthermore, new property prices are increasing which has led to lower and middle-income earners being pushed out of the market. The thesis examines the relationship between the sale price and unit construction price of new condominiums, and to what degree Swedish building regulations influence construction costs. The design of both new and re-developed housing is influenced by various Swedish laws, regulations and guidelines, where the Planning and Building Act and the National Board of Housing, Building and Planning's Building Rules govern, which are all recognized nationally. According to the Planning and Building Act, it is not permitted for municipalities to set their own requirements. However, the results of the study show that developers experience different interpretations of these rules and regulations when working within different municipalities, or even between different case officers within the same municipality. This then results in projects being difficult to plan, resulting in higher costs. Sweden has, when compared to other European countries, high production costs, which according to the literature review is considered to have a direct connection to construction requirements and market competition. Additionally, the results show that the requirements make it difficult to produce and implement standard designs and construction methods. This has led to the construction industry finding it difficult to develop in regards to construction technology and from a cost perspective. Lack of predictability has driven costs up when it comes to accessibility, housing design and fire protection. Finally, the study shows that lower production costs can lead to greater competition by making it easier for more developers to establish themselves in the market. This would result in more homes being built at lower production costs, which motivates developers to invest in new projects. As the results indicate that production costs do not affect final prices – but rather the willingness of developers to invest – a greater supply of housing would push down final prices.
Befolkningen ökar ständigt i Sverige och framför allt i storstäderna. En pågående utmaning för landets kommuner är därför att se till att utbudet av bostäder möter efterfrågan och att det rådande underskottet på bostäder hämtas upp. För att göra det krävs en hög och jämn byggtakt. Vidare har de höga slutpriserna som i dagsläget föreligger på bostadsrätter, försatt låginkomsttagare utanför bostadsmarknaden och även skapat problem för medelinkomsttagare att förvärva en bostad. I detta examensarbete undersöks relationen mellan slutpriser på bostadsrätter och produktionskostnaderna för flerbostadshus samt om de svenska byggreglerna påverkar produktionskostnaderna. I förlängningen undersöker examensarbetet huruvida kraven i de svenska byggreglerna genererar merkostnader som i sin tur leder till dyrare priser på bostadsrätter. Hur ny- och ombyggnation ska utformas regleras i ett antal lagar, föreskrifter och allmänna råd, där Plan- och bygglagen och Boverkets Byggregler styr. Reglerna ska i sin tur verka nationellt och det är därmed enligt Plan- och bygglagen inte tillåtet för kommunerna att ställa egna särkrav. Dock visar resultatet av examensarbetet att byggbolagen upplever att det finns en viss tolkningsfrihet och lokala formuleringar av de rådande kraven. De menar att detta leder till att processen skiljer sig åt beroende på i vilken kommun nyproduktionen projekterats för samt vilken bygglovshandläggare som hanterar ärendet. Vidare resulterar detta i projekt som är svåra att planera och i vissa fall ger högre kostnader. Sverige har jämfört med övriga länder i Europa höga produktionskostnader vilket enligt litteraturöversikten anses ha en direkt koppling till bland annat kravställningarna och konkurrensen på marknaden. Dessutom presenterar resultatet att kravställningarna försvårar produktionen samt implementeringen av standardprodukter och innovationer. Detta leder till att byggbranschen generellt sett får det svårt att utvecklas industriellt, byggtekniskt och ur ett kostnadsperspektiv. Bristande förutsägbarhet är framför allt kostnadsdrivande när det handlar om tillgänglighet, bostadsutformning och brandskydd. Slutligen visar studien att lägre produktionskostnader kan leda till större konkurrens genom att det underlättar för fler byggbolag att etablera sig på marknaden. Detta skulle resultera i att fler bostäder skulle kunna byggas till lägre produktionskostnader vilket motiverar byggbolagen att investera i nya projekt. Eftersom resultatet tyder på att produktionskostnaderna inte påverkar slutpriserna utan snarare investeringsviljan hos byggbolagen, skulle också ett större utbud av bostäder pressa ned slutpriserna.

Forskning visar att genom utveckling inom digitalisering finns flera nyttor att vinna. Dessa nyttor är att verksamheter effektiviseras, kvalitet på data höjs och kostnader sjunker. Lantmäteriet strävar mot att effektivisera fastighetsbildningsprocessen genom att tillvarata digitaliseringens möjligheter och där ett önskat tillstånd är skapa obrutna digitala informationsflöden.  För att uppnå ett obrutet digitalt informationsflöde krävs det att information samlas, digitaliseras och görs tillgänglig. Idag finns inget lagkrav för att avtalsrättigheter ska skrivas in i fastighetsregistret, vilket resulterar i att denna informationsmängd inte tillgängliggörs och därmed uppstår en lucka i det digitala informationsflödet. Därför är det viktigt att undersöka hur fastighetsbildningsprocessen påverkas av oinskrivna avtalsrättigheter, tillsammans med önskeläget om ett obrutet digitalt informationsflöde.  Syftet med studien är att belysa de effekter som kan komma att uppstå vid en förändrad inskrivning av avtalsrättigheter, vad detta skulle medföra för effektivisering av fastighetsbildningsprocessen och hur en förändring skulle kunna genomföras. För att besvara frågeställningen har den empiriska delen utgjorts av en enkätundersökning riktad mot förrättningslantmätare samt intervjuer genomförda med sakkunniga inom området.  Utifrån studiens resultat framkommer det att det är viktigt att arbeta mot en mer digital fastighetsbildningsprocess, att tillgängliggöra information digitalt och därmed skapa transparens. Nyttorna med ett mer komplett fastighetsregister bidrar till snabbare beslut inom fastighetsbildningsprocessen. En förändring av inskrivningsförfarandet bör genomföras genom en lagändring där nya avtalsrättigheter måste skrivas in för att få rättsverkan.
Through science it has been shown that through development within digitalization there are several benefits to be found. These benefits are that operations could be more efficient, quality of data could rise and costs could be reduced. The Swedish mapping, cadastral and land registration authority, Lantmäteriet strives towards streamlining the property formation process by taking advantage of the possibilities that digitalization has to offer and a desired state is to create uninterrupted digital flows of information.  In order to create an uninterrupted digital flow of information it is required for information to be collected, digitized and made available. Today, there is no legal requirement to enrol contractual rights in the real property register. As a result, this amount of information is not made available and thus, there is a gap in the digital flow of information. Therefore, it is important to investigate how the property formation process is affected by unregistered contractual rights, together with the desired state of an uninterrupted digital flow of information.  The purpose of this study is to illustrate the effects that may arise in the event of a changed enrolment of contractual rights, what this would entail for streamlining the property development process and how a change could be implemented. To answer the question formulation the empirical part has consisted of a questionnaire aimed towards cadastral surveyors and interviews conducted with experts in the field.  Based on the results of the study, it emerges that it is important to work towards a more digital property development process, to make information available digitally and consequently create transparency. The benefits of a more complete real property register contribute to quicker decisions within the property formation process. A change of the enrolment procedure should be implemented by a law change where new contractual rights must be enrolled to achieve legal effect.

In the first part of the article, a development for the concepts of provisional remedies and real or personal property bond and covering loss and damage, is proposed, under the Constitutional Court and our national doctrine view; as well as the scope of the first as a fundamental right, and second as a condition of execution. On the following part of the paper, the inclusion and the subsequent amendments to the article 159° of Tax Code is exposed, also its scopes and reasons. Finally, a possible modification of the article, that respect state´s raising goals and due process citizens’ right, is proposed.
El presente artículo desarrolla los conceptos de medida cautelar y contracautela, a la luz de lo resuelto por el Tribunal Constitucional y lo establecido por nuestra doctrina, así como los alcances del primero como derecho fundamental y del segundo como requisito de ejecución. De la misma forma, se analiza los alcances de la incorporación del artículo 159° del Código Tributario, mediante Decreto Legislativo N° 1121, y su modificatoria a través de la Ley N° 30230. Finalmente, se propone una posible modificación al mencionado artículo, de conformidad con los fines recaudatorios del Estado y el derecho a la tutela jurisdiccional efectiva de los administrados.

Kommuner har planmonopol i Sverige vilket innebär att de har ensamrätt att ta fram och anta detaljplaner. En detaljplan reglerar hur kommunens mark- och vattenområden ska användas och upplåtas. I planen regleras vilken mark som ska utgöra allmän plats och kvartersmark. Allmän plats är sådan mark som parker, natur, torg eller vägar som är till för allmänhetens behov. Upplåtelser av allmän plats får i regel inte ske för enskilt ändamål, då den allmänna platsen är till och upplåten för allmänna intressen. Platsens användning ska redovisas i plankartan med tillhörande planbestämmelser som är juridiskt bindande. Således ska den allmänna platsen bland annat vara tillgänglig för utryckningsfordon. Fastighetsbildning ska ske i överenstämmelse med gällande detaljplan. Vid beslut om en fastighetsbildningsåtgärd kan kommunen i sitt planerande bedöma en åtgärd som en mindre avvikelse enligt fastighetsbildningslagen 3:2 om det inte motverkar syftet med planen. Det har ifrågasatts om det är tillåtet att upplåta allmän plats för enskilt ändamål. Vissa kommuner menar att syftet med den allmänna platsen försvinner om den upplåts för ett enskilt intresse. Andra menar att det finns behov. Skälen som har använts är mindre avvikelse från detaljplan, att syftet med detaljplanen inte motverkas samt att den allmänna platsens tillgänglighet för allmänheten inte påverkas i större mån. I studien framgår att tillfälliga upplåtelser regleras i ordningslagen och upplåts med ett polistillstånd. Permanenta upplåtelser regleras i jordabalken samt i fastighetsbildningslagen och kan upplåtas via nyttjanderättsavtal eller servitut. I denna studie avser den allmänna platsen den som anges i plan- och bygglagen samt motsvarande definition av offentlig plats i ordningslagen. Syftet med denna studie är att beskriva rättsläget kring upplåtelse av allmän plats för enskilt ändamål. Studien ska även ge svar på hur utvalda kommuner och lantmäterimyndigheter förhåller sig till frågan. Vidare avser den att belysa de bakomliggande motiv som de utvalda myndigheterna har för sina beslut. Studien har avgränsats till att endast behandla upplåtelser i form av nyttjanderätter och servitut. Efter genomförd studie kan vi konstatera att enskilda upplåtelser förekommer på allmänplats. Kommuner upplåter den allmänna platsen främst med motiveringen som en mindre avvikelse från detaljplan och att syftet med platsen inte motverkas. Vidare konstaterar studien att det råder delade meningar om lagstiftningen bör förtydligas eller ändras. I dagsläget kan författarna till denna studie se att frågan om upplåtelser av allmän plats bör hanteras tidigt i planprocessen. Genom att få in frågan tidigt kan myndigheterna undvika en tidskrävande och dyr planändring. Vi ser även att det finns ett behov av att ändra eller förtydliga lagstiftningen.
Municipalities have the plan monopoly which means that they have the exclusive right to produce and adopt detailed plans. A detailed development plan regulates how land and water areas should be used and granted. The plan regulates which land that should constitute a land for public space and an area for building sites. Public space is for example land as parks, nature, squares or roads that are made for the public's needs. Public spaces are usually not allowed to be leased for private interests as they are made for public interests. The use of the site's must be reported in the map for the detailed plan, with associated plan regulations that both are legally conclusive. The public spaces should, among other things, also be available for emergency vehicles. Property formations should compliance with the current detailed plan. Minor deviations from the detailed plan can be made if the deviations are compatible with the purpose of the plan, according to the Real Property Formation Act 3:2. It has been questioned if it´s allowed to lease public spaces for private interests. Certain municipalities mean that the purpose with the public spaces disappears if it is leased for a private interest, but other municipalities think that there is a need. The selected authorities' reasons for the leases are minor deviation from the detailed plan, that the purpose of the detailed plan is not counteracted and that the public place's accessibility to the public is not affected that much. This thesis clear that land which is leased temporary regulates in the Order Act of Sweden and is leased with a police license. Permanent leases regulate in the Code of Land Laws forms part of the Statute Book of Sweden as well as in the Property Formation Act and make the leases with a use agreement or an easement. In this thesis public spaces definition that specifies in the Planning and Building Act and the corresponding definition in the Order Act of Sweden. The purpose of the thesis is to describe the legal situation concerning private leases on public places. The study is supposed to describe how four municipalities and two land survey authorities deal with the issue. The study also intends to clarify the underlying motives that the selected authorities have for their decisions. There are several rights to apply for private interests in public spaces. The authors of this thesis have defined to only investigate whether it is possible to grant land for private interests through easements or rights of user. After completing the study, we can conclude that there are shared opinions about whether the legislation should be clarified or changed. The authors of this study can see that the issue of granting public space should be dealt with early in the planning process. To start setting the issue up early, the authorities can avoid a time-consuming and expensive change of plan. We also can see that there is a need to change or clarify the legislation.

The thesis deals with the decision-making of the expert in real estate valuation. Due to the complexity of the process and the difficulties of valuation it can be assumed that the decision will be an arduous process. It is obvious that the choice of an expert is crucial to the result of the valuation process. This topic is currently relatively little explored, and therefore the work will deal with the analysis and formulation of decision problems expert in real estate valuation. The thesis analyses the current status of forensic engineering and decision-making regarding to real estate valuation. The general decision-making process, divided into seven steps, is adapted to the requirements of expert decision-making in real estate valuation. As in the managerial decision-making process, property valuation is also divided into three levels. These three levels considered the described fundamental decision problems that lead to the formulation of the expert decision-making principles in real estate valuation. For better understanding the extensiveness of the decision-making process in the valuation of real estate the author created a decision tree respectively schemes whose functionality has been verified at the end of the thesis, exemplified with the help of a specific case study of the determined price in real estate valuation.

Esta dissertação apresenta as ações da municipalidade na regulação e aplicação do Parcelamento, edificação ou utilização compulsórios - PEUC - no Município, com foco no combate a imóveis considerados não utilizados em área central. Faz um panorama da regulação federal do instrumento e uma análise das tentativas incipientes de regulamentação do instrumento no município, no intervalo entre 1988 e 2011, que de modo geral, postergaram sua aplicação. Com a criação do Departamento de Controle da Função Social da Propriedade (2013), a aprovação do Plano Diretor Estratégico (2014), o PEUC começa a ser aplicado. Foram notificados até fevereiro de 2017 1.336 imóveis, 674 imóveis não utilizados nos distritos centrais. Destes, apenas 36 cumpriram a obrigação (o que representa 6,7% dos imóveis notificados), alguns ainda têm prazo para cumprir a notificação e outros já estão pagando IPTU Progressivo no Tempo. Os efeitos urbanísticos desta aplicação ainda são pouco notados, pois não há um número tão significativo de imóveis notificados. No entanto, o processo de implementação do instrumento se mostra inovador e tem um caráter político-pedagógico ao criar procedimentos, conceitos e desenhar institucionalidades (como a criação de um Departamento) para a gestão da aplicação da tríade de instrumentos (PEUC, IPTU Progressivo e Desapropriação). Ainda que tenha sido estratégica a aplicação do PEUC sobre áreas de interesse público, em especial sobre Zonas Especiais de Interesse Social, notou-se que, até este momento,a destinação dos imóveis quando entram no mercado atenderam a outros usos, que não o da habitação de interesse social. A articulação dos imóveis notificados a determinadas políticas setoriais deu-se apenas no debate público sobre a aplicação do Plano de Habitação, que ainda não foi aprovado, apontando para a necessidade de associar esta política a outras políticas públicas setoriais. A análise dos questionamentos dos proprietários notificados como descumpridores da função social da propriedade ilustra uma diversidade de argumentos ainda não suficientes para isentá-los do cumprimento deste princípio constitucional e a persistência de ações voltadas a processos especulativos sobre a terra.
This dissertation presents the actions of the municipality in the regulation and application of the Parcelamento, Edificação e Utilização Compulsórios - PEUC (Compulsory Parceling, Building or Use - CPBU) - in the County with a focus on combating the lack of use of properties in the central area. It provides an overview of the Federal regulation of the instrument and an analysis of the incipient attempts of its Municipal regulation in the years between 1988 and 2011 that delayed its application. The instrument starts to be applied with the creation of the Department of Control of the Social Function of Property (2013) and the approval of the Strategic Municipal Master Plan (2014). Until February 2017 1,336 properties were notified - 674 unused buildings in the central districts of which only 36 fulfilled the obligation (what represents 6.7% of the properties notified), some still have a deadline to comply with the notification and others are already paying a Progressive Property Tax. The urban effects of its application are still little noticed, because there are not too many properties notified. However, the implementation process of the instrument is innovative and has a political-pedagogical character when creating procedures, concepts and designing institutions (such as the creation of a Department) for the application management of the triad of instrument (CPBU, Progressive Property Tax and expropriation. Although the strategic application of the instrument to areas of public interest, especially on Zonas Especiais de Interesse Social (Special Zones of Social Interest), it was noted that, until now, the destination given to the properties is not that of Habitação de Interesse Social (Housing of Social Interest). The articulation of the areas where the proprieties notified are located to certain sectoral policies occurred only in the public debate about the application of the Plano de Habitação (Housing Plan) that has not yet been approved, pointing out the need to associate this policy with other sectoral public policies. The analysis of the inquiries of the owners notified as non-observers of the social function of the property illustrates a diversity of arguments not yet sufficient to exempt them from the fulfillment of this constitutional principle and the persistence of actions directed to speculative processes over the land.

The present diploma thesis ‘Practical Division of a Real Estate – Agricultural Farmstead‘ is concerned with actual division of an agricultural homestead in XXX, the district of Olomouc. Based on the local examination which has been performed and after analyzing documents acquired from the owners, conclusions were drawn as to the possibility of dividing the estate while adhering to the applicable regulations of the civil procedure, construction law, construction technology, operational technology and economy. Valid price guidelines were used to determine the price of the estate and a comparative price of the estate was also estimated. Both price levels were also determined for the individual parts established by the practical division of the estate. The thesis consists of two basic sections. The first section focuses on theory, explaining the problem of practical division of an estate and providing a description of work of a certified expert drawing up this type of expert opinion. The second section comprises a practical part, which contains the expert opinion on the actual division of the agricultural homestead in the town of XXX in the Olomouc district.

Problem Statement: The business of property finance has not been properly documented in South Africa. Available resource material focuses on the perspective of the property developer and investor largely neglecting the business of property finance. Thus comprehensive information on this business was not available to students and researchers This study set out to correct this deficiency. Research Procedure: Key property finance personnel in the major banks in the Republic of South Africa were interviewed to establish how the business of property finance is conducted. Jointly the interviewees represent 77% by volume of business over a period of two years A parallel process of literature research was undertaken to compliment the interview research and provide technical depth to the findings. Findings: The empirical and literature research results were combined to comprehensively document the processes, structures, systems, products
Business Management
M. Com. (Business Management)

Residential property not only provides in the basic needs of a person, but is also an indicator of an individual's wealth. The buying and selling of immovable property is complicated and the average person relies on the services of estate agents and banks. The research problem was formulated as follows: Property valuers and estate agents with access to the same information sources determine different market values for the same property. The research problem was researched by means of a literature study and empirical study. The methodology used by property valuers was described in the literature study. How estate agents determine the value of property was researched by means of an empirical study. From the literature study a model was proposed to determine the value of residential property. The information gathered in the empirical study was compared with this model to provide an answer to the research problem. OPSOMMING Residensiële eiendom voorsien nie net in een van die mees basiese behoeftes van 'n mens nie, maar is ook een van die grootste aanduiders van 'n individu se welvaart. Die koop en verkoop van onroerende eiendom is 'n ingewikkelde en die deursnee persoon maak daarom van eiendomsagente en banke gebruik. Die navorsingsprobleem is as volg geformuleer: Eiendomswaardeerders en eiendoms¬agente met toegang tot dieselfde inligtingsbronne bepaal verskillende waardes vir die¬selfde eiendom. Die navorsingsprobleem is deur middel van ʼn literatuurstudie en ʼn empiriese ondersoek nagevors. Die werksaamhede en metodologie wat eiendomswaardeerders gebruik, is aan die hand van die literatuurstudie beskryf. Hoe eiendomsagente te werk gaan om die waarde van eiendom te bepaal is deur middel van ʼn empiriese ondersoek nagevors. Uit die literatuurstudie is daar ʼn model voorgestel vir die bepaling van die waarde van residensiële eiendom. Die inligting wat met die empiriese ondersoek versamel is, is met die model vergelyk om antwoorde op die navorsingsprobleem te verskaf.
Public Administration
M. Tech. (Real Estate)

The aim of my thesis is to introduce the legislation related to real estate tax in the Czech Republic, to offer its critical evaluation and suggestions for its modification in the future. The work is divided into two parts, a theoretical part, which includes four chapters and a practical part, consisting of six chapters. The general part is devoted to the process of recodification of private law in the Czech Republic. It describes recodification in a broader context, it identifies legal institutes connected to real property tax and summarizes selected changes in terminology. In the next chapter is summarizes general theoretical introduction of taxes, with an emphasis on property taxes and briefly described elements of the tax structure. Fifth chapter and the next ones deals specifically with the real estate tax. First, the tax is described in general terms, then the amended changes are summarized and the scheme of the Act is introduced. The sixth chapter provides a complete analysis of the land tax, seventh chapter the tax of buildings and units. In both chapters the thesis consistently addresses all elements of aforesaid taxes. The eighth chapter presents provisions of the Act that are common to both taxes and in the following chapter the issue of tax administration is addressed. The final chapter...

The purpose of this study was to investigate the conveyancing process in South Africa with a view to identify how the process might be improved in terms of its efficiency and effectiveness. Land is an asset and still remains a valuable factor in production, even in the modern knowledge economy. In many parts of the world, land is a limited resource, therefore, in most countries, custodianship and ownership of land and landed properties generally tend to be guarded through the meticulous capturing, recording and storage of appropriate data and information. Legislative provisions for the transfer of custodianship and/or ownership require the involvement of a variety of role players in the conveyancing processes that culminate in the registration of land and associated immovable property. In some countries, the conveyancing processes tend to be complex and cumbersome. The study provides a conceptual framework for conveyancing processes based on a content-based review of land and immovable property registration systems in five countries, namely, Barbados, the Netherlands, Australia, Taiwan and South Africa. The study further investigates the South African conveyancing processes. Quantitative questionnaires were completed by six respondent groups from the conveyancing service chain, and qualitative interviews were conducted with two of the four major banks in South Africa. Descriptive statistics was used to analyse the quantitative data, and content analysis was used to analyse the qualitative data. The findings were used to develop a de-bottlenecking framework for South African conveyancing.
Business Management
M. Com. (Business Management)