REGISTRATION OF RIGHTS IN THE REAL ESTATE CADASTRE THROUGH ATTORNEYS AT LAW AND GEODETIC ORGANIZATIONS
Tuesday, 05 December 2023
Amendments to the Law on Registration Procedure with the Cadaster of Real Estate and Utilities (now the Law on Registration Procedure with the Cadaster of Real Estate and Infrastructure), among other changes, introduced the obligation that the citizens, starting from November 4th, 2023, can submit requests to the real estate cadaster exclusively through professional users, i.e., attorneys at law and geodetic organisations. The implementation of this system aims to improve the operation of the real estate cadaster, making it more efficient, as well as to enable faster access to relevant information.
The idea for implementing such a system arose from the positive experience with a system implemented by public notaries. Since July 2018, after certification of each agreement (or other document) by which the transfer of ownership rights was conducted, public notaries were required to automatically submit a request for the registration of the rights of new property owners to the competent real estate cadaster. This system proved to be highly efficient because public notaries, before the certification of every agreement, were obligated to check in detail the current status in the real estate cadaster records, as well as to ensure the presence of complete and accurate documents for the registration of rights.
On the other hand, there is a significant number of real estates in Serbia on which ownership rights have been changed before July 2018 (in some situations even decades ago), with these changes not being registered in the real estate cadaster for various reasons. Therefore, there was a need to introduce a new form of digitization and professionalization of the registration procedure that would be applied to those situations. Additionally, it was necessary to solve a number of problems that arose from the traditional system – including long queues, overcrowding at the counters, incomplete requests, extensive documentation in paper form, frequent problems with the rejection of requests due to the instructions of non-professionals, as well as prolonged registration procedures which, due to disputed documentation, lasted for several years. The introduction of a digital system represents the solution to these challenges, offering a more efficient alternative that will improve the experience of the citizens in the registration process.
It should be noted that submitting requests electronically through attorneys, as professional users, is not a novelty, as such a system has been operating successfully in practice for several years. This system allows citizens whose rights are not registered in the real estate cadaster to address the attorneys who will be obligated to review the entire documentation before submitting a request and identify any potential issues or deficiencies in the documentation required for the registration of rights. Citizens will also have the opportunity, in case of any formal or other deficiencies regarding the documentation, to receive expert advice from attorneys on how to overcome these deficiencies.
Communication between the competent real estate cadaster and attorneys is also far more efficient, especially since the Republic Geodetic Authority canceled the option for citizens to schedule meetings with heads of real estate cadasters, heads of legal departments, or officials processing their cases.
In this manner, not only will the possibility of requests for registration of rights being dismissed or rejected be minimized, but the procedure of registration of rights will also be conducted significantly faster than when citizens did it themselves. For this reason, we strongly believe that these changes represent a significant step not only for citizens but also for the entire administration in Serbia, improving transparency and efficiency in the management of real estate and the entire infrastructure.
For more information regarding the novelties in terms of registration of rights, as well as comprehensive legal assistance related to it, feel free to contact our attorneys at law Uroš Đorđević (uros.djordjevic@zslaw.rs), Srđan Zerdo (srdjan.zerdo@zslaw.rs), and Miroslav Živanović (miroslav.zivanovic@zslaw.rs).
UPIS PRAVA U KATASTAR NEPOKRETNOSTI UZ POMOĆ ADVOKATA I GEODETSKIH ORGANIZACIJA
Izmenama i dopunama Zakona o postupku upisa u katastar nepokretnosti i vodova (sada Zakona o postupku upisa u katastar nepokretnosti i katastar infrastrukture), između ostalog, uvedena je obaveza da od 4. novembra 2023. godine, građani mogu podnositi zahteve katastru isključivo preko profesionalnih korisnika, tj. preko advokata i geodetskih organizacija. Implementacija ovog sistema ima za svrhu da unapredi rad katastra, čineći ga jednostavnijim i efikasnijim, te da omogući brži pristup relevantnim informacijama.
Sama ideja za implementaciju ovakvog sistema proistekla je iz pozitivnog iskustva sa sistemom koji su sprovodili javni beležnici. Naime, od jula 2018. godine, javni beležnici su bili obavezni da nakon svake overe ugovora ili drugog dokumenta za prenos vlasništva automatski podnesu zahtev za upis prava novih vlasnika nadležnom katastru nepokretnosti. Ovaj sistem se pokazao izuzetno efikasan jer je svaki javni beležnik pre same overe ugovora bio dužan da detaljno proveri trenutno stanje u evidenciji katastra nepokretnosti, kao i da osigura prisustvo kompletnih dokumenata i ispravnost istih za upis prava.
S druge strane, u Srbiji postoji jako veliki broj nepokretnost koje su menjale vlasnika pre jula 2018. godine (u nekim slučajevima čak i decenijama unazad), a da te promene nisu bile evidentirane u katastru iz različitih razloga. Iz tog razloga, javila se potreba da se uvede novi oblik digitalizacije i profesionalizacije postupka za uknjižbu koji bi se primenio na te slučajeve. Osim toga, bilo je neophodno rešiti niz problema koji su proistekli iz tradicionalnog sistema – dugotrajna čekanja u redovima, gužve na šalterima, nepotpuni zahtevi, obimna dokumentacija u papirnom obliku, česti problemi sa odbacivanjem ili odbijanjem zahteva usled instrukcija nestručnih lica, kao i postupci uknjižbe koji su, zbog sporne dokumentacije, trajali i po nekoliko godina. Uvođenje digitalnog sistema predstavlja odgovor na ove izazove, pružajući efikasniju alternativu koja će unaprediti iskustvo građana u procesu uknjižbe.
Treba imati u vidu da podnošenje zahteva elektronskim putem preko advokata, kao profesionalnih korisnika ne predstavlja novinu, jer takav sistem postoji i uspešno funkcioniše u praksi već nekoliko godina. Ovaj sistem omogućava da se građani, čije pravo nije upisano u registru katastra nepokretnosti, obrate advokatima koji će biti u obavezi da pre podnošenja svakog zahteva pregledaju celokupnu dokumentaciju i ukažu na eventualna sporna pitanja ili nedostatke u dokumentaciji koja je potrebna za upis prava. Građani će takođe imati mogućnosti da u slučaju postojanja bilo kakvih formalnih ili drugih nedostataka u dokumentaciji dobiju stručan savet od advokata kako te nedostatke da otklone.
Komunikacija između nadležnog katastra i advokata je takođe daleko efikasnija nego da to vrše sami građani, naročito jer je Republički Geodetski Zavod ukinuo mogućnost da građani zakažu sastanak sa načelnicima, šefovima pravnih službi ili referentima koji obrađuju te predmete.
Na navedeni način, ne samo da će se minimizovati mogućnost da zahtevi za uknjižbu budu odbačeni ili odbijeni, već će i sam postupak upisa prava biti sprovođen znatno brže nego kada su to činili građani samostalno. Iz tog razloga smatramo da ove izmene predstavljaju značajan korak ne samo za građane, već i za kompletnu administraciju u Srbiji, unapređujući transparentnost i efikasnost u upravljanju nepokretnostima i celokupnom infrastrukturom.
Za detaljnije informacije u vezi sa novinama u pogledu uknjižbe, kao i kompletnu pravnu pomoć u vezi sa tim, budite slobodni da kontaktirate naše advokate Uroša Đorđevića (uros.djordjevic@zslaw.rs), Srđana Zerda (srdjan.zerdo@zslaw.rs) i Miroslava Živanovića (miroslav.zivanovic@zslaw.rs).
- Published in Client Updates
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What are the new amendments to the Law on Planning and Construction bringing?
Thursday, 11 May 2023
At the session of the Government of the Republic of Serbia held on May 4th, 2023, the members of the Government adopted the Proposal of Amendments to the Law on Planning and Construction, which brings several important changes in the field of construction. The introduction of these novelties in the construction industry in Serbia is expected to facilitate the process of issuing building permits, improve the energy efficiency of buildings, reduce negative impact on the environment, and encourage the development of sustainable practices in construction.
The most significant novelty that the new law should introduce is the abolition of the conversion of the right to use into the right of ownership of construction land with compensation (conversion of construction land with compensation) for certain categories of individuals. Since the application of current regulations has not realized its potential to end the process of property transformation of construction land, it was necessary to find a new legal solution. According to the new legal solution, the payment of compensation for conversion is abolished except for the following group of individuals whose position will be determined by special regulations, which include sports associations and clubs, housing and agricultural cooperatives, as well as individuals to whom Annex G of the succession applies.
An important novelty is the recognition and definition of the concept of “green construction” and other elements of the green agenda. Accordingly, the Draft Law stipulates that energy efficiency, sustainable materials and technologies, waste management, water and air protection, and similar issues must be taken into account in the planning and construction of buildings.
Another new term appearing in the Draft Law is “E-space,” referring to the information system for spatial planning and construction. The introduction of this system is expected to facilitate the processes of issuing building permits and other necessary permits.
In addition, the Draft Law introduces the obligation to establish the Agency for Spatial Planning and Urbanism of the Republic of Serbia, which will take over some of the competencies that have so far been under the jurisdiction of the state authorities. All planning documents adopted in accordance with this law will be recorded in the Central Register of Planning Documents, which will be under the authority of the Agency.
Moreover, the Draft Law stipulates the obligation of local self-government units to provide information on “brownfield” locations within their territory, which are industrial and commercial facilities that have not been used for a long period of time but have the potential for urban renewal, within six months. The Agency is obliged to compile a data register of these locations within six months of receiving the data on “brownfield” locations and make it publicly available. For more information regarding the future implementation of the Law on Planning and Construction, as well as complete legal assistance in this regard, please feel free to contact our lawyers Uros Djordjevic (uros.djordjevic@zslaw.rs), Srdjan Zerdo (srdjan.zerdo@zslaw.rs), and Miroslav Zivanovic (miroslav.zivanovic@zslaw.rs).
Šta donose nove izmene Zakona o planiranju i izgradnji?
Na sednici Vlade Republike Srbije održanoj 04.05.2023. godine, članovi Vlade usvojili su Predlog zakona o izmenama i dopunama Zakona o planiranju i izgradnji koji donosi nekoliko važnih promena u oblasti građevinarstva. Uvođenjem ovih novina u oblasti građevinarstva u Srbiji očekuje se olakšavanje procesa izdavanja dozvola za gradnju, unapređenje energetske efikasnosti objekata, smanjenje negativnog uticaja na životnu sredinu i podsticanje razvoja održivih praksi u građevinarstvu.
Najnačajnija novina koju bi novi zakon trebao da uvede jeste ukidanje pretvaranja prava korišćenja u pravo svojine na građevinskom zemljištu uz naknadu (konverzija građevinskog zemljišta uz naknadu) za određene kategorije lica. S obzirom da primena sadašnjih propisa nije ostvarila svoje potencijale sa ciljem okončanja procesa svojinske transformacije građevinskog zemljišta, bilo je neophodno pronaći novo zakonsko rešenje. Prema novom zakonskom rešenju ukida se plaćanje naknade za konverziju izuzev za sledeći krug lica čiji će položaj biti određen posebnim propisima, a u koja spadaju: sportska društva i udruženja, stambene i zemljoradničke zadruge, kao i lica na koja se primenjuje Aneks G o sukcesiji.
Važna novina je prepoznavanje i definisanje pojmova “zelene gradnje” i ostalih elemenata zelene agende. U skladu s tim, Nacrt zakona propisuje da se pri planiranju i izgradnji objekata mora voditi računa o energetskoj efikasnosti, održivim materijalima i tehnologijama, upravljanju otpadom, zaštiti vode i vazduha, i slično.
Još jedan novi termin koji se pojavljuje u Nacrtu zakona je “E-prostor”, koji se odnosi na informacioni sistem za prostorno planiranje i izgradnju. Uvođenjem ovog sistema očekuje se da će se olakšati procesi izdavanja dozvola za gradnju i drugih potrebnih dozvola.
Pored toga, Nacrt zakona uvodi i obavezu formiranja Agencije za prostorno planiranje i urbanizam Republike Srbije, koja će preuzeti deo nadležnosti koje su do sada bile u nadležnosti državnog organa. Svi planski dokumenti koji se donose u skladu sa ovim zakonom biće evidentirani u Centralnom registru planskih dokumenata, koji će biti u nadležnosti Agencije.
Takođe, Nacrt zakona propisuje obavezu jedinica lokalne samouprave da u roku od šest meseci dostave podatke o “brownfield” lokacijama na svojoj teritoriji, koje su industrijski i komercijalni objekti koji se ne koriste u dužem vremenskom periodu, a imaju potencijal za urbanu obnovu. Agencija je dužna da u roku od šest meseci od dostavljanja podataka o “brownfield” lokacijama sačini registar podataka o tim lokacijama i učini ga javno dostupnim. Za detaljnije informacije u vezi sa budućom primenom Zakona o planiranju i izgradnji, kao i kompletnu pravnu pomoć u vezi sa tim, slobodno kontaktirajte naše advokate Uroša Đorđevića (uros.djordjevic@zslaw.rs), Srđana Zerda (srdjan.zerdo@zslaw.rs) i Miroslava Živanovića (miroslav.zivanovic@zslaw.rs).
- Published in Client Updates
