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Contributor供稿：秘魯Rodrigo, Elías & Medrano律師事務(wù)所

Chinese Translation中文翻譯：錦天城 王良 律師

China is Peru's main trading partner, the largest destination of exports and the main source of imports for Peru. Peru is China's second largest investment destination in South America. The two countries have established a comprehensive strategic partnership and signed a free trade agreement. In the next five to 10 years, Peru will become another destination for Chinese enterprises going global. More Chinese companies will enter Peru and expand into the broader South American market through Peru. AllBright Law is actively exploring the legal service market in South America, providing reliable host country legal service resources and doing legal research on various host countries for Chinese enterprises going to South America, so as to provide legal protection for serving China's high-level opening-up and the "the Belt and Road" strategy. To this end, AllBright Law, together with Rodrigo, El í as &Medrano Law firms in Peru, launched this Series of Articles on Peru Business Environment, including Peru's going global, Peru's corporate structures, Peru's promotion of investment and legal stability, operational legal environment, business winding up and restructuring a business.

中國是秘魯?shù)闹饕Q(mào)易伙伴，是秘魯?shù)谝淮蟪隹谀康牡貒彩敲佤斨饕M(jìn)口來源國。秘魯是中國在拉美的第二大投資目的地。兩國之間既建立全面戰(zhàn)略伙伴關(guān)系，又簽署了自由貿(mào)易協(xié)定。未來五到十年，秘魯將成為中國企業(yè)出海的另一片熱土，中國會(huì)有更多企業(yè)走向秘魯，并通過秘魯走向更廣闊的南美洲市場(chǎng)。錦天城積極開拓南美洲法律服務(wù)市場(chǎng)，向出海南美洲的中國企業(yè)提供可靠的東道國法律服務(wù)資源和做好國別法律研究等工作，為服務(wù)中國高水平對(duì)外開放和“一帶一路”戰(zhàn)略提供法律保障。為此，錦天城聯(lián)合秘魯Rodrigo, Elías & Medrano律師事務(wù)所，推出《秘魯營商環(huán)境》系列文章，介紹秘魯走向世界、秘魯公司架構(gòu)、秘魯外國投資促進(jìn)和法律穩(wěn)定性、企業(yè)運(yùn)營法律環(huán)境、停業(yè)和企業(yè)重整等內(nèi)容。

Peruvian law offers rules that guarantee the acquisition, transfer and protection of real estate. The specific measures adopted by the Government have a threefold effect. First, providing the protection of the right to acquire property. Second, the Peruvian Constitution also establishes that foreigners (whether individuals or legal entities) have the same status as Peruvians with respect to the acquisition of property, with a specific exception set forth for national security reasons regarding land located within 50 km of the border zone. Third, several legal mechanisms have been developed to ensure the safety of transactions related to the acquisition, transfer, and use of property. The restriction to the right of foreigners to own land in frontier zones is not an absolute prohibition since it may be allowed due to public necessity and subject to a Supreme Decree.

秘魯法律制定了保障房地產(chǎn)取得、轉(zhuǎn)讓和保護(hù)的規(guī)則。政府采取的具體措施具有三重作用：（1）保障財(cái)產(chǎn)取得權(quán)；（2）秘魯《憲法》規(guī)定，外國人（無論是個(gè)人還是法人）在取得財(cái)產(chǎn)方面享有與秘魯人同等的地位，但出于國家安全原因，對(duì)位于邊境地區(qū)50公里范圍內(nèi)的土地設(shè)有特別限制；（3）秘魯已制定多項(xiàng)法律機(jī)制，確保財(cái)產(chǎn)取得、轉(zhuǎn)讓和使用交易的安全性。 對(duì)外國人在邊境地區(qū)擁有土地的限制并非絕對(duì)禁止。基于公共利益需要并經(jīng)最高法令（Supreme Decree）批準(zhǔn)，外國人可獲準(zhǔn)擁有此類土地。

Investors interested in acquiring property in Peru should first be aware of the distinction between private real estate and public real estate.

在秘魯購買房地產(chǎn)的投資者首先需要了解私有房地產(chǎn)和公有房地產(chǎn)的區(qū)別。

The transfer of private property is governed by ordinary rules regulated by the Civil Code. According to these rules, transactions between individuals enjoy a wide range of contractual options, even allowing the creation of new types of contracts called “atypical contracts”, which are not stipulated in the current legislation. Within the regulated legal concepts are the real rights of property: surface rights, easements, ownership, and usufruct, among others. Formal ownership is also acquired through effective possession of an asset for ten years, which is known as acquisitive prescription.

私有財(cái)產(chǎn)的轉(zhuǎn)讓受《民法典》的一般規(guī)則管轄。根據(jù)規(guī)定，個(gè)人之間的交易享有廣泛的合同自由，甚至可以創(chuàng)設(shè)現(xiàn)行法律未作規(guī)定的“非典型合同”。受規(guī)制的物權(quán)法律概念包括：所有權(quán)、地上權(quán)、地役權(quán)和用益權(quán)等。形式所有權(quán)也可通過對(duì)財(cái)產(chǎn)進(jìn)行連續(xù)十年的有效占有而獲得，即通過取得時(shí)效制度。

Peruvian regulations also allow the parties to enter into preliminary agreements intended for the possible acquisition of real estate. This is the case of a commitment to execute an agreement, by means of which the parties agree to enter into a future contract; the party that refuses to execute the agreement may even have to pay a penalty. The option agreement is also available, in which one of the parties agrees to perform the sale within a stipulated term, with the other party having the power to decide whether or not to execute the agreement.

秘魯法規(guī)也允許當(dāng)事人就可能的房地產(chǎn)收購簽訂預(yù)約協(xié)議。例如，通過簽訂“承諾簽約協(xié)議”，雙方同意在未來達(dá)成正式合同；拒絕履行該協(xié)議的一方甚至可能需要支付違約金。此外，也可采用“選擇權(quán)協(xié)議”，其中一方同意在約定期限內(nèi)進(jìn)行出售，而另一方則有權(quán)決定是否行權(quán)。

With the exception of donations and mortgages, which have certain formalities, agreements related to real estate may generally be executed by simple mutual consent. Practice and the need to protect property rights encourages the completion of the formalities that evidence the execution of an agreement, either by written evidence of the agreement, by formalizing the agreement in a public deed, or by recording it in the Public Registry.

除贈(zèng)與和抵押需履行特定手續(xù)外，房地產(chǎn)相關(guān)協(xié)議通常僅需雙方合意即可訂立。實(shí)踐中，出于保護(hù)產(chǎn)權(quán)的需要，鼓勵(lì)當(dāng)事人完善協(xié)議簽署手續(xù)，可通過簽訂書面協(xié)議、將協(xié)議以公證書 形式正式化或在公共登記處登記來證明協(xié)議的訂立。

With regard to private real estate, there is a special type of property that may only be transferred through special formalities. These properties are owned by native and peasant communities, in which case the sale of property is subject to the approval of the community. According to the resolution adopted at the respective community meeting, a person who has been expressly chosen to act on behalf of the community must execute the agreement.

對(duì)于私有房地產(chǎn)，存在一類僅可通過特殊手續(xù)轉(zhuǎn)讓的特殊財(cái)產(chǎn)。這類財(cái)產(chǎn)為原住民社區(qū)和農(nóng)民社區(qū)所有，其出售需經(jīng)社區(qū)批準(zhǔn)。根據(jù)社區(qū)會(huì)議通過的決議，由社區(qū)明確授權(quán)代表簽署協(xié)議。

Public real estate may be private property of the Government or belong to the public domain. In both cases, there is a very specialized regulation in place which stipulates a number of formalities that must be met for the use of said property by any individual. State-owned properties cannot be acquired by means of acquisitive prescription.

公有房地產(chǎn)可為國家私有財(cái)產(chǎn)或?qū)儆诠差I(lǐng)域。無論何種情況，均有專業(yè)化的法規(guī)規(guī)定個(gè)人使用該等財(cái)產(chǎn)必須滿足的諸多手續(xù)。國有財(cái)產(chǎn)不得通過取得時(shí)效的方式獲得。

Another relevant distinction to be taken into account is the urban or rural nature of the land. This distinction applies to both state-owned properties and private real estate.

另一個(gè)需要考慮的重要區(qū)分是土地的城市或農(nóng)村屬性。此區(qū)分適用于國有房地產(chǎn)和私有房地產(chǎn)。

Urban lands are located within cities, including land on which commercial, industrial, residential and other public activities take place. When urban land is intended to be acquired for a specific purpose, it is very important to first obtain the necessary certification from the corresponding local authority, i.e., either a “l(fā)and development and building parameter” certificate or a “zoning and roads” certificate. These certificates, which are valid for three years, detail the permitted uses and building parameters (among other information). Notably, while the certificates are valid, the person who requested them may act according to the information contained in them, despite the fact that within the three-year period regulations may change, modifying the uses and parameters of the land.

城市土地位于城市范圍內(nèi)，包括用于商業(yè)、工業(yè)、住宅和其他公共活動(dòng)的土地。當(dāng)計(jì)劃為特定目的獲取城市土地時(shí)，務(wù)必首先從相應(yīng)地方當(dāng)局（市政當(dāng)局）獲取必要的證書，即“土地開發(fā)與建筑參數(shù)”證書或“區(qū)劃與道路”證書。這些有效期三年的證書詳細(xì)說明了土地的允許用途、建筑參數(shù)等信息。值得注意的是，在證書有效期內(nèi)，申請(qǐng)人可依據(jù)證書所載信息行事，即使在這三年內(nèi)相關(guān)法規(guī)可能發(fā)生變化并修改了土地的用途和參數(shù)。

Rural lands are those located outside urban areas, intended for agricultural use, livestock, and rural activities in general. In most cases, it is possible to modify the designation of land from rural to urban, following fairly complex proceedings before the competent local authority.

農(nóng)村土地位于城市地區(qū)以外，一般用于農(nóng)業(yè)、畜牧業(yè)和農(nóng)村活動(dòng)。在多數(shù)情況下，地方主管當(dāng)局需要經(jīng)過復(fù)雜的程序，才可以把土地性質(zhì)從農(nóng)村用地改為城市用地。

The National Administration of Public Registries (SUNARP) is the entity that governs the real estate registration system. It is through SUNARP that any person may obtain a property registry certificate (Certificado Registral Inmobiliario - CRI). This document enables the purchaser to verify the existence and the attributes/description of the property (land and construction), the identity of the owner, and to check whether the title is free from attachments, mortgages, or any encumbrances of a judicial or extrajudicial nature.

國家公共登記局（SUNARP）是管理房地產(chǎn)登記系統(tǒng)的機(jī)構(gòu)。任何人均可通過 SUNARP 獲取房地產(chǎn)登記證書（CRI）。該文件使購買者能夠核實(shí)財(cái)產(chǎn)（土地及地上建筑）的存在、屬性/描述、所有權(quán)人身份，并核查產(chǎn)權(quán)上是否附有司法或非司法性質(zhì)的查封、抵押或任何其他權(quán)利負(fù)擔(dān)。

The effectiveness of the real estate registry system is guaranteed by legal order. All the information published and contained in the records is presumed known by all, without admitting evidence to the contrary. Persons that appear as owners in this system are duly empowered to sell the properties of which they are titleholders.

房地產(chǎn)登記制度的效力受法律保障。登記簿中公布和載明的所有信息被推定為公眾所知悉，且不得以相反證據(jù)推翻。在該系統(tǒng)中登記為所有權(quán)人者，被充分授權(quán)出售其名下的財(cái)產(chǎn)。

Property rights are well protected and enjoy guarantees for their defense, but are not absolute. The Peruvian Constitution provides that a person may only be deprived of his/her property (expropriated) in case of national security or public necessity, declared as such by a law enacted by Congress, and prior payment in cash of an indemnity for the value of the property and profit loss. The owner of the land subject to expropriation may discuss the amount of the indemnity before the Judiciary or in an arbitral proceeding. Expropriation is only in favor of the Republic of Peru.

財(cái)產(chǎn)權(quán)受到良好保護(hù)并享有維權(quán)保障，但并非絕對(duì)權(quán)利。秘魯《憲法》規(guī)定，只有在國家安全或公共需要的情況下，并經(jīng)國會(huì)頒布法律宣告，且事先以現(xiàn)金足額支付相當(dāng)于財(cái)產(chǎn)價(jià)值和利潤損失的補(bǔ)償金后，方可剝奪個(gè)人財(cái)產(chǎn)（即征收）。被征收土地的所有權(quán)人可就補(bǔ)償金額向司法機(jī)關(guān)或在仲裁程序中提出異議。征收 僅可為秘魯共和國的利益而實(shí)施。

Recently, the government has resorted to this mechanism frequently to acquire land and use it for infrastructure works, such as highways, ports, airports, mass transit systems, etc. The overall deficit in this area explains the use of expropriation.

近期，政府頻繁運(yùn)用此機(jī)制獲取土地用于基礎(chǔ)設(shè)施建設(shè)，如高速公路、港口、機(jī)場(chǎng)、公共交通系統(tǒng)等。該領(lǐng)域的整體赤字解釋了征收措施的必要性。

團(tuán)隊(duì)實(shí)習(xí)生華東政法大學(xué)國際金融法律學(xué)院連之惠亦有貢獻(xiàn)。