Pravice kupcev pri nakupu novogradenj : magistrsko delo

Žekš, Nena

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Title:	Pravice kupcev pri nakupu novogradenj : magistrsko delo
Authors:	ID Žekš, Nena (Author) ID Vrenčur, Renato (Mentor) More about this mentor...
Files:	MAG_Zeks_Nena_2026.pdf (1,58 MB) MD5: D43F3BBF9A953820EA62083D7FB2287B
Language:	Slovenian
Work type:	Master's thesis/paper
Typology:	2.09 - Master's Thesis
Organization:	PF - Faculty of Law
Abstract:	Nakup nepremičnine je za veliko večino posameznikov najpomembnejša življenjska finančna odločitev in hkrati pravni posel, pri katerem je kupec v šibkejšem položaju nasproti investitorju, ki je praviloma strokovnjak na svojem področju in razpolaga z bistveno več znanja, izkušnjami in večjo pogajalsko močjo. Zakon o varstvu kupcev stanovanj in enostanovanjskih stavb (ZVKSES) je bil sprejet ravno z namenom odpraviti to neravnovesje in kupcem zagotoviti učinkovit sistem pravnega varstva. V pričujočem magistrskem delu je poudarek na analizi pogojev za veljavno sklenitev prodajne pogodbe, zahtevkov kupca v primeru stvarnih in pravnih napak ter napak v solidnosti gradnje, ki se v sodni praksi kažejo kot najpogostejši vir sporov. Analiza je pokazala, da so roki za uveljavljanje zahtevkov po splošnih pravilih obligacijskega prava relativno neustrezni glede na naravo nepremičnine kot predmeta prodajne pogodbe in ne dosegajo ravni, ki bi glede na vrednost in pomen dobrine bila smiselna. Posebej se obravnavajo tudi instituti zavarovanja kupčevih plačil, in sicer bančna garancija, skrbniški račun in notarska hramba. V zvezi z navedenim instrumenti zavarovanja je potrebno izpostaviti, da institut skrbniškega računa kljub visoki ravni normativnega varstva v praksi ni zaživel v zastavljeni obliki. Bančna garancija je operativno primernejša oblika zavarovanja, zakonodajalec pa je pustil prosto izbiro med zavarovanji kupčevih plačil. To v praksi povzroči, da se stranke pri poslovanju odločajo za preprostejše načine zavarovanja. Empirični del magistrske naloge temelji na intervjuju s predstavnico gradbenega podjetja, ki je potrdil nekatere ugotovitve normativne analize. V podjetju stremijo k izvensodnemu reševanju konfliktov, tako rešujejo reklamacije in se kar v najvišji možni meri izogibajo sodnim sporom. Verjamejo, da je ključnega pomena primerna komunikacija in dobro pripravljena pogodbena dokumentacija. Sogovornica je pritrdila, da so nekateri postopki administrativno zahtevni ter da različna interpretacija nekaterih zakonskih določb med deležniki v praksi pomeni pomanjkljivost, ki ne redko vodi tudi v podaljšanje postopkov in zvišanje stroškov. Vsled navedenega sledi, da je normativni okvir varstva kupcev vsebinsko ustrezen, vendar v praksi ne dosega vedno ravni, ki jo je zastavil zakonodajalec, kar je posledica izvedbenih in ne normativnih vrzeli.
Keywords:	varstvo kupcev, kogentna pravila, jamčevalni zahtevki, napake v solidnosti gradnje, bančna garancija, skrbniški račun, prodajna pogodba.
Place of publishing:	Maribor
Place of performance:	Maribor
Publisher:	N. Žekš
Year of publishing:	2026
Number of pages:	1 spletni vir (1 datoteka PDF (V, 81 str.))
PID:	20.500.12556/DKUM-98314
UDC:	347.235(043.3)
COBISS.SI-ID:	285196547
Publication date in DKUM:	17.07.2026
Views:	238
Downloads:	33
Metadata:
Categories:	PF
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Licences

License:	CC BY-NC-ND 4.0, Creative Commons Attribution-NonCommercial-NoDerivatives 4.0 International

Link:	http://creativecommons.org/licenses/by-nc-nd/4.0/
Description:	The most restrictive Creative Commons license. This only allows people to download and share the work for no commercial gain and for no other purposes.
Licensing start date:	04.06.2026

Secondary language

Language:	English
Title:	Buyers´ rights when purchasing a new building
Abstract:	Purchasing real estate is, for the vast majority of individuals, the most significant financial decision of their lives and, at the same time, a legal transaction in which the buyer is in a weaker position relative to the developer, who is typically an expert in their field and possesses considerably greater knowledge, experience, and negotiating power. The Act on the Protection of Buyers of Apartments and Single-Family Houses (ZVKSES) was adopted precisely with the aim of eliminating this imbalance and providing buyers with an effective system of legal protection. This master's thesis focuses on an analysis of the conditions for the valid conclusion of a sales contract, the buyer's claims in cases of material and legal defects, and defects in the solidity of construction — which, in judicial practice, emerge as the most frequent source of disputes. The analysis revealed that the time limits for asserting claims under the general rules of the law of obligations are relatively inadequate given the nature of real estate as the subject matter of a sales contract, and do not reach the level that would be reasonable in light of the value and significance of the asset. Special consideration is also given to the instruments for securing the buyer's payments, namely the bank guarantee, the escrow account, and notarial custody. In connection with these security instruments, it must be highlighted that the escrow account, despite offering a high level of normative protection, has in practice not taken hold in the form originally envisioned. The bank guarantee is an operationally more suitable form of security; however, the legislator has left the choice between payment security instruments open. In practice, this results in parties opting for simpler forms of security. The empirical part of the master's thesis is based on an interview with a representative of a construction company, which confirmed certain findings of the normative analysis. The company strives for out-of-court resolution of disputes, handling complaints in this manner and avoiding litigation to the greatest extent possible. They believe that appropriate communication and well-prepared contractual documentation are of key importance. The interviewee confirmed that certain procedures are administratively demanding and that differing interpretations of certain statutory provisions among stakeholders represent, in practice, a shortcoming that not infrequently leads to prolonged proceedings and increased costs. It follows from the foregoing that the normative framework for buyer protection is substantively adequate, yet in practice does not always achieve the level set by the legislator — a consequence of implementation gaps rather than normative ones.
Keywords:	buyer protection, mandatory rules, warranty claims, defects in the solidity of construction, bank guarantee, escrow account, sales contract.

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