{"id":32694,"date":"2023-11-26T22:29:25","date_gmt":"2023-11-26T20:29:25","guid":{"rendered":"https:\/\/www.cobalt.legal\/?p=32694"},"modified":"2023-11-26T22:29:25","modified_gmt":"2023-11-26T20:29:25","slug":"kuidas-edukalt-arikinnisvara-muugitehinguid-labi-viia","status":"publish","type":"post","link":"https:\/\/www.cobalt.legal\/et\/news-cases\/kuidas-edukalt-arikinnisvara-muugitehinguid-labi-viia\/","title":{"rendered":"Kuidas edukalt \u00e4rikinnisvara m\u00fc\u00fcgitehinguid l\u00e4bi viia?"},"content":{"rendered":"<p style=\"text-align: justify;\"><strong>COBALT Advokaadib\u00fcroo partner Aivar Taro<\/strong><\/p>\n<p style=\"text-align: justify;\">Vaata ka k\u00e4esolevat artiklit <strong><span style=\"color: #003366;\"><a href=\"http:\/\/arileht.delfi.ee\/news\/uudised\/kuidas-edukalt-arikinnisvara-muugitehinguid-labi-viia?id=74489425\">\u00c4rilehes<\/a>.<\/span><\/strong><\/p>\n<p style=\"text-align: justify;\">\u00c4rikinnisvara turul on k\u00e4imas v\u00f5rdlemisi aktiivsed ajad \u2013 viimase aasta jooksul on tehtud mitmeid suuri tehinguid, nt Geneba m\u00fc\u00fcs oma Baltikumi portfelli (sh SEB pangahooned koos Tornim\u00e4e peamajaga) Partners Group\u2019i klientide ja Northern Horizon Capital\u2019i \u00fchisettev\u00f5ttele Laurus (tehinguv\u00e4\u00e4rtus \u00fcks viimase aja suuremaid), East Capital ostis arendajatelt vastselt valminud Mustam\u00e4e Keskuse (tehinguv\u00e4\u00e4rtus 27,5 miljonit eurot), Laurus m\u00fc\u00fcs East Capitalile Vesse kaubanduskompleksi (tehinguv\u00e4\u00e4rtus 30,9 miljonit eurot), Partners Group ostis Sveafastigheter\u2019ilt Solaris Keskuse ja Bauhofi poed. Ilmselt on ka edaspidi oodata pigem suurt kui v\u00e4ikest tehinguaktiivsust, sest mitmetel kinnisvarafondidel on hulganisti kasutamata kapitali, mis otsib sobivate investeeringute n\u00e4ol v\u00e4ljundit.<\/p>\n<p style=\"text-align: justify;\">Samas on viimasel ajal t\u00e4heldatav tendents, et fondid on h\u00e4das sobivate investeerimisobjektide leidmisega Eestis ja on seet\u00f5ttu p\u00f6\u00f6ranud pilgud rohkem L\u00e4ti ja Leedu poole, kus tootlused on atraktiivsemal tasemel ning sobivaid objekte rohkem m\u00fc\u00fcgis. Teisalt j\u00e4llegi toetab siinset tehinguaktiivsust Kesk-Euroopa kapitali tulemine meie turule, mis on toonud kaasa mitmeid tavap\u00e4rasest suuremaid tehinguid. Sellise kapitali jaoks on meie turu tootlused veel \u00fcsnagi atraktiivsed. Nende investorite erip\u00e4raks on aga see, et otsitakse meie turu m\u00f5istes v\u00f5rdlemisi suuri investeeringuid (100 miljonit eurot ja enam), et siinsele turule tulek rentaabel oleks. Iseloomulikuks n\u00e4iteks on \u0160veitsi investeerimisettev\u00f5tte Partners Group fondide poolt teostatud tehingud, mille k\u00e4igus omandati BPT Optima portfell (tehingu maht 163 miljonit eurot) ning eespool viidatud Solaris ja Geneba portfell. \u00dchtlasi on nad deklareerinud, et vaatavad endiselt aktiivse ostu- ja m\u00fc\u00fcgihuviga siinsel turul ringi. Nii et t\u00f5en\u00e4oliselt hoiavad nii kohalikud kui ka mujalt p\u00e4rit fondid siinset tehinguaktiivsust l\u00e4hiajal \u00fcleval.<\/p>\n<p style=\"text-align: justify;\">Advokaadib\u00fcrool COBALT on olnud au osaleda pea k\u00f5igi siinse turu suuremate tehingute n\u00f5ustamisel. Oma kogemuste pinnalt tooksime v\u00e4lja m\u00f5ned suundumused tehingute juriidilise korralduse poolelt.<\/p>\n<p style=\"text-align: justify;\"><span style=\"text-decoration: underline;\">Tehingu ettevalmistused<\/span><\/p>\n<p style=\"text-align: justify;\">K\u00f5igepealt saab r\u00f5\u00f5muga m\u00e4rkida, et tehingute l\u00e4biviimine on muutunud juba v\u00e4ga professionaalseks. Suuremate tehingute n\u00f5ustajateks saavad \u00fcldiselt kogenud asjatundjad, kes teavad, kuidas protsess toimib. See muudab m\u00fc\u00fcgiprotsessi oluliselt kiiremaks ja t\u00f5husamaks, kuna j\u00e4\u00e4vad \u00e4ra asjatud vaidlused ebaoluliste teemade \u00fcle ning iga kord ei tule uuesti jalgratast leiutada.<\/p>\n<p style=\"text-align: justify;\">M\u00f5nes m\u00f5ttes algab \u00e4rikinnisvara m\u00fc\u00fcgi ettevalmistus juba selle kinnisvara arendamisel v\u00f5i parendamisel. Nimelt s\u00f5ltub \u00e4rikinnisvara hind lihtsustatult tootlusm\u00e4\u00e4rast (<em>yield<\/em>) ja vastava kinnisvara puhastulust (<em>net operating income<\/em> ehk <em>NOI<\/em>). Kui tootlusm\u00e4\u00e4r s\u00f5ltub ennek\u00f5ike \u00fcldisest turusituatsioonist, mida m\u00fc\u00fcja ei saa m\u00f5jutada, siis puhastulu on k\u00fcll teatud piirides kinnisvara omaniku kontrolli all. N\u00e4iteks saab \u00fc\u00fcrilepingutes leppida \u00fc\u00fcrnikega kokku kulude \u00fc\u00fcrnike kanda j\u00e4tmises v\u00f5i \u00fc\u00fcri m\u00f5istlikus indekseerimises. Teisalt saab objekti parendamisega t\u00f5sta \u00fc\u00fcritulu. Lisaks saab leida t\u00e4iendavaid tuluallikaid (nt reklaamipindade m\u00fc\u00fck). Seejuures tuleb arvestada, et nt 7% tootlusm\u00e4\u00e4ra juures suurendab iga s\u00e4\u00e4stetud euro v\u00f5i objekti tulus juurde v\u00f5idetud euro m\u00fc\u00fcgihinda ca 14 euro v\u00f5rra. Seega on v\u00f5it m\u00e4rkimisv\u00e4\u00e4rne ja puhastulu suurendamise nimel tasub pingutada.<\/p>\n<p style=\"text-align: justify;\">Kui on juba j\u00f5utud m\u00fc\u00fcgiprotsessi l\u00e4vele, siis valmistavad informeeritud m\u00fc\u00fcjad ette korrektsed m\u00fc\u00fcgimaterjalid ning \u00fchtlasi s\u00fcstematiseeritud elektroonilise andmeruumi ostja poolt ostueelse auditi l\u00e4biviimiseks. Selliseid ettevalmistusi tuleb teha v\u00e4ga t\u00e4helepanelikult ja korrektselt. M\u00fc\u00fcja peab arvestama sellega, et m\u00fc\u00fcgimaterjalides sisalduv info v\u00f5ib kaudselt muutuda m\u00fc\u00fcgilepingu osaks ja kui selles on midagi ilustatud ning see ei vasta tegelikkusele, v\u00f5ib sellega kaasneda m\u00fc\u00fcja vastutus ostja ees. Seega tuleb \u00fcles leida see \u00f5rn tasakaal m\u00fc\u00fcgiobjekti lubatud \u201e\u00fcleskiitmise\u201c ja lubamatu ostja eksitamise vahel. Teisalt tuleb arvestada, et ka ostjale tutvumiseks esitatav andmeruum tuleb komplekteerida v\u00f5imalikult ammendavalt, et v\u00e4ltida m\u00f5ne olulise dokumendi v\u00f5i infokillu ostjale avaldamata j\u00e4tmisest tulenevat v\u00f5imalikku vastutust. Seejuures on oluline kaitsta m\u00fc\u00fcja huve ostjaga s\u00f5lmitavas konfidentsiaalsuslepingus, et tundlik kommertsinformatsioon ei j\u00f5uaks m\u00fc\u00fcja konkurentide k\u00e4tte.<\/p>\n<p style=\"text-align: justify;\">\u00dcldiselt on tavap\u00e4rane leppida m\u00fc\u00fcgilepingus kokku, et ostjale avaldatud informatsiooni osas ei peaks m\u00fc\u00fcjal tekkima vastutust ning ostja peaks koos oma n\u00f5ustajatega vastavaid riske hindama. Selline p\u00f5him\u00f5te kohaldub ise\u00e4ranis siis, kui m\u00fc\u00fcja soovib m\u00fc\u00fca vara n\u00f6 \u201eas is\u201c p\u00f5him\u00f5ttel, ehk sellisena, nagu see on. Selline m\u00fc\u00fck ei ole k\u00fcll v\u00e4ga tavap\u00e4rane, aga aeg-ajalt tuleb seda siiski ette, eriti olukorras, kus m\u00fc\u00fcjaks on l\u00f5petamisel olev fond, kes ei taha j\u00e4tta \u00f5hku v\u00f5imalikke kohustusi ostja ees. Kirjeldatud olukorras on ostja poolt p\u00f5hjaliku m\u00fc\u00fcgieelse auditi l\u00e4biviimisel eriti oluline roll. Selline audit h\u00f5lmab reeglina finants-, juriidilist, kommerts- ja tehnilist auditit, s\u00f5ltuvalt asjaoludest ka keskkonnaauditit.<\/p>\n<p style=\"text-align: justify;\">Tavap\u00e4rasem on siiski see, et m\u00fc\u00fcja ja ostja lepivad m\u00fc\u00fcgilepingus kokku m\u00f5istlikus kinnituste paketis, mis annab ostjale m\u00fc\u00fcgiobjekti omaduste osas piisava kindluse. Sellisel juhul tasub m\u00fc\u00fcjal t\u00f5siselt kaaluda ka omapoolse m\u00fc\u00fcgieelse auditi l\u00e4biviimist (<em>vendor due diligence<\/em>), et viia end paremini kurssi m\u00fc\u00fcgiobjektiga seotud v\u00f5imalike probleemidega ja seel\u00e4bi adekvaatsemalt hinnata, milliseid kinnitusi saab ostjale anda ja milliseid mitte. Kui juba m\u00fc\u00fcja on teinud m\u00fc\u00fcgieelse auditi, siis v\u00f5imaldab ta reeglina selle tulemustega tutvuda ka ostjatel, mis muudab m\u00fc\u00fcgiprotsessi ladusamaks ja v\u00f5imaldab muu hulgas n\u00e4iteks kontrollitud oksjoni l\u00e4biviimist. Ostjad peavad sellises situatsioonis kindlaks tegema, kas auditi raportite koostajad on lubanud neil raportitele tugineda. Tavap\u00e4raselt saab ostuprotsessist v\u00f5itjana v\u00e4ljunud pakkuja loa raportitele tugineda, mille valguses saab ta ise auditi kulusid v\u00e4ltida v\u00f5i siis piirduda v\u00e4iksemas mahus nn kinnitava auditiga (<em>confirmatory due diligence<\/em>).<\/p>\n<p style=\"text-align: justify;\"><span style=\"text-decoration: underline;\">L\u00e4bir\u00e4\u00e4kimiste s\u00f5lmk\u00fcsimused<\/span><\/p>\n<p style=\"text-align: justify;\">Kinnisvaratehingute l\u00e4bir\u00e4\u00e4kimisel kulub reeglina k\u00f5ige enam energiat m\u00fc\u00fcja kinnituste ja vastutuse re\u017eiimi l\u00e4bir\u00e4\u00e4kimisele. M\u00fc\u00fcja m\u00fc\u00fcks hea meelega objekti sellisena, nagu see on, ja j\u00e4taks erinevate asjaolude kontrollimise ostja \u00f5lule. Ostja seevastu eeldab, et saab oma raha eest puuduste ja probleemideta objekti ning et m\u00fc\u00fcja on valmis seda ka kinnitama ja selle eest vastutama. Tavaliselt leitakse l\u00e4bir\u00e4\u00e4kimistel m\u00f5istlik kesktee \u2013 m\u00fc\u00fcja kinnitab neid asjaolusid, mida ostjal on keeruline kontrollida (nt et \u00fc\u00fcrnikega ei ole t\u00fclisid \u00fcleval, \u00fc\u00fcrnikud ei ole lahkumas, \u00fc\u00fcritabel on korrektne jne), teisalt aga peab ostja teatud aspektides tuginema ennek\u00f5ike enda auditi tulemustele (nt ehitise tehnilise seisukorra osas on ostja teadmine teinekord m\u00fc\u00fcja omast paremgi, kuna ostja teeb reeglina ostueelse tehnilise auditi). \u00dcldreeglina loetakse ostja teadlikuks neist asjaoludest, mille m\u00fc\u00fcja on talle avaldanud. Samas saab mitmeti sisustada seda, mida lugeda m\u00fc\u00fcja poolt ostjale avaldatuks. M\u00fc\u00fcja sooviks on lugeda avaldatuks kogu andmeruumi materjal ja sundida ostjat seda p\u00f5hjalikult l\u00e4bi t\u00f6\u00f6tama ja ise probleeme avastama. Ostja sooviks aga lugeda avaldatuks ainult nn <em>disclosure letter<\/em>\u2019is spetsiifiliselt loetletud probleemid. Keskteeks on leppida kokku, et avaldatuks loetakse sellised asjaolud, mis ilma p\u00f5hjalikuma lisaanal\u00fc\u00fcsita pidid kas avalikest andmetest v\u00f5i andmeruumis avaldatud dokumentidest ostja jaoks m\u00f5istetavad olema.<\/p>\n<p style=\"text-align: justify;\">Vastutuse osas k\u00e4ib vaidlus p\u00f5hiliselt selle \u00fcle, milline peaks olema m\u00fc\u00fcja vastutuse piirsumma, millised on v\u00e4ikseimad n\u00f5uded, millega ostja saab m\u00fc\u00fcja poole p\u00f6\u00f6rduda (nn <em>de minimis<\/em> ja <em>basket<\/em>), ning milline on n\u00f5uete aegumist\u00e4htaeg. Turupraktika on neis k\u00fcsimustes endiselt v\u00f5rdlemisi k\u00f5ikuv ja ei saaks \u00f6elda, et on v\u00e4ga kindlad standardid v\u00e4lja kujunenud. N\u00e4iteks v\u00f5ib vastutuse piirsumma k\u00f5ikuda 5-100 protsendini tehingu hinnast (tavap\u00e4raselt k\u00fcll ei l\u00e4he sellise piirsumma alla nn fundamentaalsed kinnitused omandi ja kolmandate isikute \u00f5iguste osas, mille puhul on vastutus piiranguta). Tavap\u00e4raselt j\u00e4\u00e4b kokkulepitav piirsumma siiski vahemikku 20-50%. Aegumist\u00e4htaeg lepitakse reeglina kokku 18 kuu kandis, mis v\u00f5ib s\u00f5ltuvalt asjaoludest k\u00f5ikuda \u00fchele v\u00f5i teisele poole. Ostja poolt vaadatuna peaks aegumist\u00e4htaeg v\u00f5imaldama minimaalselt ostjal enne n\u00f5uete aegumist oma kontrolli all lasta majandustulemusi auditeerida, et avastada v\u00f5imalikke probleeme. Teinekord lepitakse aga fondide likvideerimisel kokku ka v\u00e4ga l\u00fchikesed aegumist\u00e4htajad (nt 3 kuud).<\/p>\n<p style=\"text-align: justify;\">Kui tehingu allkirjastamine ja t\u00e4itmine on omavahel ajas lahutatud, siis muutub oluliseks ka selle kokkuleppimine, milliste muudatuste esinemisel on ostjal \u00f5igus tehingust loobuda. P\u00f5hiliseks p\u00f5hjuseks, miks allkirjastamine ja t\u00e4itmine on ajaliselt lahutatud, on vajadus hankida Konkurentsiametilt koondumise luba. Vahel on selleks p\u00f5hjuseks ka ostja poolt finantseerimise korraldamine. M\u00f5nikord aga s\u00f5lmitakse m\u00fc\u00fcgileping juba kinnisvara arendusfaasis ning tehing viiakse l\u00f5pule p\u00e4rast objekti valmimist ja kasutuselev\u00f5ttu. Sellisel juhul v\u00f5ib ajavahe s\u00f5lmimise ja t\u00e4itmise vahel olla isegi aasta v\u00f5i enam. Kuigi tavap\u00e4raselt piirdub see ajavahe paari kuuga. Mida pikem see vahe on, seda olulisem on nn MAC-klauslite (<em>material adverse change<\/em> ehk oluline negatiivne muudatus) s\u00f5nastus. M\u00fc\u00fcja huvi on sellises olukorras hoida s\u00f5nastus v\u00f5imalikult konkreetsena, et ostjal ei oleks plaanide muutudes v\u00f5i ka \u00fcldise turuolukorra muutudes liiga kerge lepingust v\u00e4ljuda.<\/p>\n<p style=\"text-align: justify;\">Kokkuv\u00f5tvalt v\u00f5ib \u00f6elda, et m\u00fc\u00fcgiprotsessi ettevalmistustest ning m\u00fc\u00fcgilepingus fikseeritavatest kokkulepetest s\u00f5ltub v\u00e4ga suures ulatuses see, kas tehingu osapooled saavutavad tehinguga taotletud eesm\u00e4rgid. Kui vajalikud aspektid ei ole korrektselt kokku lepitud, v\u00f5ib m\u00fc\u00fcja avastada end p\u00e4rast m\u00fc\u00fcki vastutamas asjaolude eest, mille eest ta teadlikult ei oleks vastutust soovinud v\u00f5tta. Teisalt v\u00f5ib kehva eelt\u00f6\u00f6 puhul j\u00e4llegi ostja hiljem avastada, et ta ei ole saanud selliste omadustega objekti, nagu ta soovis osta, ning puuduvad ka alused m\u00fc\u00fcja vastu n\u00f5uete esitamiseks. Praktika n\u00e4itab, et mida p\u00f5hjalikumalt on m\u00fc\u00fcgiprotsess ette valmistatud ja mida detailsemalt poolte vahel teemad l\u00e4bi arutatakse, seda v\u00e4iksem on t\u00f5en\u00e4osus, et tehingu teostamise j\u00e4rgselt tuleb lepingud v\u00e4lja otsida ja t\u00fclikaid vaidlusi pidama asuda. Seega tasub t\u00e4helepanu ja ressursside panustamine m\u00fc\u00fcgiprotsessi ennast reeglina \u00e4ra ning panustamata j\u00e4tmine v\u00f5ib hiljem valusaid tagasil\u00f6\u00f6ke anda.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>COBALT Advokaadib\u00fcroo partner Aivar Taro Vaata ka k\u00e4esolevat artiklit \u00c4rilehes. \u00c4rikinnisvara turul on k\u00e4imas v\u00f5rdlemisi aktiivsed ajad \u2013 viimase aasta jooksul on tehtud mitmeid suuri tehinguid, nt Geneba m\u00fc\u00fcs oma Baltikumi portfelli (sh SEB pangahooned koos Tornim\u00e4e peamajaga) Partners Group\u2019i..<\/p>\n","protected":false},"author":6,"featured_media":8387,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"footnotes":""},"categories":[28],"country":[84],"class_list":["post-32694","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized-et","country-estonia-et"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Kuidas edukalt \u00e4rikinnisvara m\u00fc\u00fcgitehinguid l\u00e4bi viia? | COBALT<\/title>\n<meta name=\"description\" content=\"Kuidas edukalt \u00e4rikinnisvara m\u00fc\u00fcgitehinguid l\u00e4bi viia?. 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