20.500.12556/DKUM-95430 Zakonite predkupne pravice in njihov vpliv na pravni promet z nepremičninami magistrsko delo Statutory pre-emption rights and their impact on real estate legal transactions Predkupna pravica, ki je hkrati prostovoljna ali prisilna omejitev lastninske pravice, je pravica, ki daje njenemu imetniku pravno možnost od lastnika zahtevati, da ga obvesti o nameravani prodaji stvari ali druge premoženjske pravice, ki je predmet predkupne pravice, in da mu ponudi, da jo kupi pod enakimi pogoji. Lastnik lahko ustanovi to pravico s pravnim poslom, pri čemer nastane pogodbena predkupna pravica, ali pa mu jo podeli sam zakon – v takem primeru govorimo o zakoniti predkupni pravici. Načeloma sta si po vsebini enaki, še več, za zakonito predkupno pravico se celo, kadar zakon ne določa drugače, uporabljajo splošne določbe, ki določajo pogodbeno predkupno pravico. Vsekakor pa situacije, v katerih se pojavljajo zakonite predkupne pravice, niso tako enostavne, kot se zdijo v teoriji. Zakonite predkupne pravice določa vrsta splošnih in posebnih predpisov ter niso redki primeri, ko je ena nepremičnina podvržena več predkupnim pravicam po različnih zakonih in na različnih podlagah. V praksi se je izkazalo, da to povzroča težave, saj pravni red, v tovrstnih primerih, ne določa jasnih odgovorov. V pričujočem magistrskem delu je poudarek na problematiki, ki jo povzročajo predkupne pravice v prostem prometu in v postopkih prisilnih prodaj ter pri oblikovanju povezanih nepremičnin. V zvezi z vplivom zakonitih predkupnih pravic na prosti promet je treba poudariti, da je reševanje tovrstnih situacij v veliki meri podvrženo teoriji in sodni praksi. Zakonodaja je v tem vidiku razpršena, nejasna in sama sebi nasprotujoča, iz česar sledi, da morata sodna praksa in teorija zapolniti nastale pravne praznine s pomočjo različnih razlagalnih metod, ki jih ponuja pravo. Do enake težave pride pri oblikah prisilne prodaje nepremičnine, saj je zakonodaja tako skopa, da se sodišča in stečajni upravitelji nanjo ne morejo zanesti in jim ne preostane nič drugega, kot da rešitev poiščejo v sodni praksi in teoriji, ki pa nista niti formalna pravna vira. Zakonodaja se je bistveno bolje lotila paketnih prodaj nepremičnin in situacij, kjer so nekatere nepremičnine v paketu podvržene predkupni pravici, nekatere pa ne. Tovrstne primere celovito urejata ZKZ in sodna praksa, vendar se je po pregledu nemške zakonodaje izkazalo, da naša ureditev ni praktična, saj zapostavlja interes kupca. Kupec lahko tako kupi samo vse nepremičnine v paketu in ne zgolj tistih, na katerih obstaja predkupna pravica, če je prodajalec v ponudbi izrecno izkazal interes za prodajo paketa zgolj v celoti. Nemška zakonodaja omogoča, da si lahko kupec izbira, katere nepremičnine znotraj paketa želi kupiti, slednje pa mu lahko prodajalec odkloni samo, če bi mu nastala prekomerna škoda. A contrario velja, da se mora predkupni upravičenec, kadar se prodajalec odloči prodajati paket, kjer vse nepremičnine niso podvržene predkupni pravici, odpovedati uveljavljanju predkupne pravice na vseh nepremičninah znotraj paketa, čeprav bi morebiti imel interes kupiti nekatere, vendar ne vse, nepremičnine v paketu. Predkupna pravica ima med drugim še pomembno vlogo pri novi zakonodaji, ki ureja institut povezanih nepremičnin, uvedenih z novelo SPZ-B. Teorija v zvezi s tem ugotavlja, da je vpliv vseh vrst predkupnih pravic v zvezi z ustanavljanjem povezanih nepremičnin neobstoječ, saj pri nastanku povezanih nepremičnin ne gre za prodajo nepremičnin. Navedenega se ni zavedal zakonodajalec pri pisanju ureditve, saj je določil, da če na nepremičninah, ki se ustanavljajo kot povezane nepremičnine, obstajajo predkupne pravice različnih upravičencev, ustanovitev teh pravic sploh ni dovoljena. A pre-emption right, being both a voluntary and compulsory limitation of the ownership right, is the right which gives its holder the legal possibility to demand from the owner that they inform them of the intended sale of a thing or another property right which is the subject of the pre-emption right, and to offer it to them to purchase under the same conditions. The owner can establish a pre-emption right by legal transaction, creating a contractual pre-emption right, or it may be directly granted by law – in this case we speak of a statutory pre-emption right. They are essentially equal in content; moreover, the general provisions regulating the contractual pre-emption right can be applied to the statutory pre-emption right, unless the law states otherwise. However, in most cases, the situations in which statutory pre-emption rights appear are far more complex than in theory. Different statutory pre-emption rights are determined by numerous general and special regulations, and it is not uncommon for one property to be subject to several pre-emption rights based on different regulations and grounds. In practice, it has been shown that this causes many problems, since the law does not provide clear answers to such issues, or offers only superficial, contradictory, or anomalous solutions. This master's thesis discusses the problems caused by pre-emption rights, both contractual and statutory, in the free circulation of property, compulsory sales due to enforcement and bankruptcy, and in the creation of linked properties. Regarding the impact of statutory pre-emption rights on the free circulation of property, it must be pointed out that resolving situations in which a property is subject to such pre-emption rights is dispersed, unclear, and contradictory. As a result, case law and theory must fill these legal gaps using various methods of interpretation provided by the law. This issue also arises in cases of compulsory property sales where the legislation is so scarce that the courts and insolvency administrators cannot rely on it and have no other option than to find solutions provided by case law and theory, which are not formal legal sources. Legislators have dealt more effectively with package sales of real estate, in which some properties are subject to pre-emption rights and others are not. Such cases are thoroughly regulated by ZKZ and case law. However, an analysis of German legislation reveals that Slovenian legislation is impractical, as it neglects the interests of the buyer. Thus, the buyer can purchase only all the properties in the package and not just those that are subject to pre-emption right, if the seller explicitly states in the offer the intention to sell the entire package as a whole. By contrast, German legislation allows the buyer to choose which properties to purchase, and the seller may refuse only if this would cause excessive damage. A contrario, this means that the pre-emption right holder in Slovenia can only waive their right to the entire package, even if interested in purchasing only some of the properties in the package. Pre-emption rights also play a key role in the new legislation regulating linked properties, introduced by the SPZ-B amendment. In this regard, legal theory has found that the impact of all types of pre-emption rights on the establishment of linked property is non-existent, since such establishment of linked properties does not constitute a property sale. However, the legislator did not recognise this when drafting the law, later determining that, if the properties are subject to different holders’ pre-emption rights, the establishment of linked properties is not permitted at all. lastninska pravica pogodbena svoboda prenos lastninske pravice prodajna pogodba omejevanje lastninske pravice predkupna pravica javni interes zakonita predkupna pravica pogodbena predkupna pravica konkurenca zakonitih predkupnih pravic property right contractual freedom transfer of ownership sales contract restriction of ownership rights pre-emption right public interest statutory pre-emption right contractual pre-emption right conflict of statutory pre-emption rights true true false A. Hiter Tinauer Slovenski jezik Angleški jezik Magistrsko delo/naloga 2025-09-18 07:29:50 2025-10-08 12:36:58 2025-10-09 03:22:58 0000-00-00 00:00:00 2025 0 Maribor 0 Maribor 1 spletni vir (1 datoteka PDF (72 str.)) 0000-00-00 NiDoloceno NiDoloceno NiDoloceno 0000-00-00 0000-00-00 0000-00-00 347.239(043.3) 252296195 MAG_Hiter_Tinauer_Anja_2025.pdf MAG_Hiter_Tinauer_Anja_2025.pdf 1 C979D6710B79C651F6F10A19D90E0933 377f35e6f40b45c57e014b21cdcb01255bcdf2518927c2038c6d67e8911451b5 18f5b06c-9452-11f0-9f40-00155d000105 https://dk.um.si/Dokument.php?lang=slv&id=198732 Pravna fakulteta 0 0 0