1. Introduction

Kusamutsa zingwe ndi mapaipi ku Netherlands mwalamulo n'kovuta kwambiri kuposa momwe magulu ambiri amaganizira. M'malo mwake, sizachilendo kuti magulu omwe akukhudzidwa akhulupirire kuti mgwirizano wosainidwa payekha ndi wokwanira kusamutsa umwini wa zingwe kapena mapaipi. Uku ndi lingaliro lolakwika lomwe lilipobe.

Kuyambira pomwe Article 5:20(2) ya Dutch Civil Code (BW) idakhazikitsidwa, zingwe ndi mapaipi omwe adayikidwa, pamwamba kapena pamwamba pa malo a chipani china adagawidwa m'magulu awiri: katundu wosasunthaIzi zili ndi zotsatirapo zazikulu pa momwe angasamutsire, kutsekeredwa, ndi kulembetsa.

Mu blog iyi, tikukambirana za malamulo onse okhudza kusamutsa mawaya ndi mapaipi, nkhani za misonkho, udindo wa notary wa malamulo aboma, komanso udindo wowulula ndi kufotokozera. Tikuwonetsa mfundo zazikulu zomwe ziyenera kuganiziridwa pogwiritsa ntchito zitsanzo zothandiza kuchokera ku milandu. chilamulo.

2. Ndondomeko yamalamulo

2.1 Zigamulo za chingwe ndi zotsatira zake pamalamulo

Mu otchedwa zigamulo za chingwe (kabelarresten) ya 2003, Khoti Lalikulu la ku Netherlands (Khoti Lalikulu) adagamula kuti zingwe ndi mapaipi sizingasunthike. Poyankha, ndime yatsopano idawonjezedwa ku Nkhani 5:20 ya Dutch Civil Code. Nkhani 5:20(2) BW imasankha yemwe ali ndi netiweki yokhala ndi zingwe kapena mapaipi omwe cholinga chake ndi kunyamula zinthu zolimba, zamadzimadzi kapena za gasi, mphamvu kapena chidziwitso.

2.2 Womanga wovomerezeka

Malinga ndi Article 5:20(2) BW, umwini wa netiweki uli m'manja mwa womanga wovomerezeka (bevoegd aanlegger) kapena wolowa m'malo mwawo mwalamulo. Kungomanga netiweki sikungopereka umwini wokha: chofunika ndi chakuti womangayo akhale ovomerezeka kuti muchite zimenezo.

Ntchito yomanga yokha ingasonyezedwe ndi mapangano ndi makontrakitala, ma invoice ndi makalata okhudzana ndi kukhazikitsa. Ulamuliro womanga ukhoza kutsatiridwa ndi ufulu wokhazikika wa superficies, udindo walamulo wolekerera, kapena chilolezo. Chilolezo cholembedwa kuchokera kwa mwiniwake wa nyumba chingasonyezenso ulamuliro.

2.3 Kulembetsa: si kokhazikika, koma kofunikira

Kulembetsa kwa netiweki m'mabuku a anthu onse ndi si lamulo lokhazikika kuti mupeze umwini wa netiweki yovomerezeka. Womanga wovomerezeka ndiye mwiniwake, ngakhale wopanda kulembetsa koteroko. Komabe, kulembetsa ndikofunikira kwambiri.

Kulembetsa kumathandiza kuti anthu ena atsimikizire mwiniwake wa netiwekiyo ndipo kumateteza mwiniwakeyo ku ufulu wa anthu ena. Nkhani 3:24(1) BW ikunena kuti mfundo yosalembetsedwa (monga kumanga netiweki) siingatchulidwe motsutsana ndi anthu ena.

2.4 Kusamutsa: katundu ndi kutumiza

Popeza mapaipi ndi maukonde amaonedwa ngati katundu wolembetsedwa, kusamutsa kovomerezeka kumafuna chikalata cha notarial chomwe chimatsatiridwa ndi kulembetsa m'mabuku aboma a Land Registry (Cadastre(Nkhani 3:89 BW). Pangano lofunika (monga pangano logula) limagwira ntchito ngati mutu — maziko alamulo a kusamutsa — koma kusamutsa kwenikweni kwa umwini kumafuna kuvomerezeka yobereka kudzera mwa notary. Chifukwa chake, mgwirizano wokakamiza wokha sukwanira.

2.5 Kulembetsa ku Registry ya Malo (Art. 155a ONBW)

Motsatira Nkhani 155a ya Transitional Act ya Dutch Civil Code yatsopano (Overgangswet ndieuw Burgerlijk Wetboek), aliyense amene anali mwini wa netiweki pa 1 February 2007 akhoza kulembetsa netiwekiyo. Kulembetsa kumachitika kudzera mu chilengezo cha notarial, kulemba m'mabuku a anthu onse, ndikufalitsa mu Government Gazette (Staatscurrent) ndi nyuzipepala ya dziko lonse.

Netiweki yolembetsedwa imalandira dzina lake la netiweki (monga “Networks section W number 70”) ndipo imalembedwa mu Land Registry pamodzi ndi zojambula za netiweki zofanana. Netiweki kapena gawo lake likasamutsidwa, kulembetsa kumeneku kuyenera kusinthidwa.

Lamulo la milandu (ECLI:NL:HR:2003:AD3578) limasonyeza kuti netiweki siimafuna nthawi zonse dzina lake la cadastral; nthawi zina, dzina la phukusi lomwe netiweki ili ndi lokwanira. Komabe, kusamutsa kuyenera kulembedwa momveka bwino komanso mokwanira.

2.6 Kugawanitsa netiweki

Gawo la netiweki yolembetsedwa likachotsedwa ntchito n’kusamutsidwira ku gulu lina, netiwekiyo iyenera kugawidwa mwalamulo. Izi zimafuna:

• Zojambula zatsopano za netiweki za gawo lotsalalo ndi lolekanitsidwa
• Dzina latsopano la netiweki la gawo lolekanitsidwa
• Kuyika zojambulazo ku Land Registry
• Chikalata chotsimikizira kupereka gawo losamutsidwa

Izi zikutsatira Nkhani 59 ndi 60 za Malamulo Olembera Malo a 1994 ndipo zatsimikiziridwa ndi maganizo a Advocate General mu ECLI:NL:PHR:2013:CA0727.

2.7 Ufulu mu rem: superficies ndi easements

Mukasamutsa netiweki, ufulu womwe ulipo mu rem ziyenera kuganiziridwa. Ufulu wa zinthu zapamwamba ndi zaulere (Article 3:83 BW), koma chikalata chokhazikitsa chingapereke kuti kusamutsa kapena kugawa malo ndi kotheka kokha ngati mwiniwakeyo avomereza (Article 5:91 BW mogwirizana ndi Article 5:104 BW).

Ufulu wodalira wa superficies sungathe kusamutsidwa paokha ndipo umatha ndi ufulu waukulu (ECLI:NL:PHR:2012:BV0647). Chifukwa chake ndikofunikira kuwonanso chikalata chokhazikitsa kuti muwone ngati pali zoletsa zilizonse musanapitirire ndi kusamutsa.

3. Udindo wa notary wa malamulo aboma

Notary wa malamulo aboma (Notary Public) imagwira ntchito yoteteza kwambiri pakusamutsa mapaipi ndi maukonde. Notary si "wopereka" zikalata zokha, koma ali ndi udindo wofufuza ndi kusamalira.

3.1 Ntchito za notary

• Kulemba chikalata chotsimikizira kupereka katundu ndi kufotokozera bwino gawo lomwe lasamutsidwa
• Kutsimikizira kuti zofunikira zonse zalamulo zakwaniritsidwa
• Kuonetsetsa kuti onse omwe akukhudzidwa akugwirizana
• Kulembetsa chikalatacho m'mabuku a anthu onse (Article 37 Land Registry Act)

3.2 Udindo wofufuza ndi udindo wokana

Malinga ndi Nkhani 21 ya Notaries Act (Wet op het notarisambt), notary ali ndi udindo wofufuza ndipo ayenera kukana kupereka chithandizo ngati pali zizindikiro zotsutsana ndi lamulo kapena bata la anthu. Khoti Lalikulu linatsimikiza mu ECLI:NL:HR:2015:831 kuti notary sayenera kungoteteza zofunikira zalamulo komanso kuganizira zofuna za anthu ena.

4. Maudindo odziwitsa ndi odziwitsa

4.1 Udindo wa Wogulitsa kuulula

Malinga ndi Nkhani 7:15 BW, wogulitsa ali ndi udindo wopereka gawo la netiweki popanda zopinga zapadera ndi zoletsa, pokhapokha ngati wogula wavomereza izi momveka bwino. Nkhani 7:17 BW ikunena kuti katundu woperekedwayo ayenera kutsatira mgwirizano, poganizira zomwe wogulitsayo akunena.

Malamulo a mlandu ndi omveka bwino: udindo wa wogulitsa woulula nkhani ndi wapamwamba kuposa udindo wa wogula wofufuza (ECLI:NL:GHMS:2024:2622; ECLI:NL:RBZWB:2025:6287). Wogulitsa ayenera mwakhama uzani wogula za zolakwika zodziwika, zoletsa, ufulu wa anthu ena ndi mfundo zina zofunika.

4.2 Chidziwitso chochepa chomwe chiyenera kuperekedwa

Mwachizolowezi, wogulitsa ayenera kupereka mfundo zotsatirazi:

• Malo enieni, kukula kwake ndi momwe gawo la netiweki lilili
• Mapangano omwe alipo komanso omwe akupitilira (zoyenera kukonza kapena kupereka)
• Zolakwika zodziwika, zolakwika kapena zoletsa kugwiritsa ntchito
• Ufulu wa anthu ena (zowonjezera, ma pasement, lendi)
• Malamulo aboma (zilolezo, mapulani ogawa malo)
• Zolemba zaukadaulo, malipoti owunikira ndi mbiri yokonza

4.3 Udindo wophwanya udindo wa chidziwitso

Ngati wogulitsa apereka mfundo zolakwika kapena zosakwanira, akhoza kukhala ndi mlandu wosatsatira malamulo (Article 7:17 BW) kapena wolakwa (Article 6:162 BW). Wogula angasankhe njira zingapo zothetsera vutoli:

• Kuletsa cholakwika (Nkhani 6:228 BW)
• Kuletsa kapena kuchepetsa mtengo (Nkhani 7:21 ndi 7:22 BW)
• Zowonongeka (Nkhani 6:74 ndi 7:24 BW)
• Chilango cha mgwirizano (ngati agwirizana)

Khoti Lalikulu latsimikiza kuti udindo woulula nkhani ndi wofunika kwambiri: ngati wogulitsayo abisa mfundo zofunika, sangadalire kulephera kwa wogula kuchita kafukufuku wina (ECLI:NL:HR:2016:2885; ECLI:NL:HR:1998:ZC2629).

4.4 Kufunika kwa umboni kwa wogulitsa

Ngati wogula akutsutsa kuti adadziwitsidwa mokwanira, wogulitsa ali ndi udindo wopereka umboni kuti asonyeze kuti akutsatira udindo woulula (Article 150 DCCP; ECLI:NL:HR:2007:BB3733). Chifukwa chake, ndikofunikira kulemba mauthenga onse molemba ndikulemba chikalata chokwanira cha chidziwitso.

5. Nkhani za misonkho

5.1 Kukhululukidwa kwa netiweki ku msonkho wosamutsa

Kusamutsa mapaipi ndi maukonde nthawi zambiri sikulipira msonkho wosamutsa (overdrachtsbelastingpansi pa kuchotsedwa pa netiweki mu Nkhani 15(1)(y) ya Legal Transactions Tax Act (Wet op belastingen van rechtsverkeer, WBR). Chikhululukirochi chikugwira ntchito pakupeza netiweki yokhala ndi zingwe kapena mapaipi omwe cholinga chake ndi kunyamula zinthu, mphamvu kapena chidziwitso.

5.2 Mbali za VAT

Pachifukwa cha VAT, kupereka ma network kumalipira msonkho pokhapokha ngati pali kuchotsera kapena kupereka mkati mwa anthu (Nkhani 16 ndi 17e za Turnover Tax Act, Wet OB). Kulipira msonkho weniweni kumadalira momwe zinthu zilili komanso kuyenerera kwa netiweki ngati katundu wolembetsedwa.

5.3 Kuwerengera mtengo mu € 0 zogulitsa

Misonkho yotumizira imaperekedwa pa mtengo wamtengo wapatali (waard mu het economische verkeer), osati pamtengo wogulira womwe mwagwirizana. Chifukwa chake kusamutsa pa € ​​0.00 sikutanthauza kuti palibe msonkho wosamutsa womwe uyenera kulipidwa. Akuluakulu amisonkho angadziwe mtengo weniweni ndikupereka chiwongola dzanja chowonjezera (chiwerengero: 10.4% cha nyumba zomwe sizikhalamo). Ndikoyenera kutsimikizira mtengo wake, mwachitsanzo powonetsa kuti ndalama zogwetsa nyumbayo zimaposa mtengo wotsala.

6. Zitsanzo zothandiza kuchokera ku milandu

Zigamulo zotsatirazi zikuwonetsa mfundo zazikulu zalamulo zofunika kuziganizira pa kusamutsa ma netiweki:

7. Mndandanda wothandiza

Mndandanda wotsatirawu ungakhale chitsogozo potumiza (gawo la) netiweki.

7.1 Kukonzekera ndi kusanthula bwino

1. Gawani gawo la netiweki kuti ligulitsidwe lonse: malo, kukula, momwe zinthu zilili
2. Tsimikizirani ufulu womwe ulipo mu rem (superficies, easements) ndi maudindo a mgwirizano
3. Kusonkhanitsa zilolezo zoyenera, mapangano okonza ndi zoletsa malamulo aboma
4. Unikani chikalata chokhazikitsa malo kuti muwone ngati pali zoletsa zosamutsa

7.2 Maudindo ndi zolemba za chidziwitso

• Dziwitsani wogula mwachangu za zovuta zonse zodziwika, zoletsa ndi zolakwika
• Perekani zojambula zamakono za netiweki ndi zolemba zaukadaulo
• Vumbulutsani ufulu wa anthu ena, milandu yomwe ikuyembekezera kuchitika komanso zochitika zapadera
• Lembani mauthenga onse polemba kuti mupereke umboni (ECLI:NL:HR:2021:1677)

7.3 Nkhani zalamulo ndi zovomerezeka

• Tsimikizani ngati gawo la netiweki lingathe kusamutsidwa palokha (Nkhani 3:83 BW)
• Funsani notary kuti akonze chikalata chotumizira katundu
• Onetsetsani kuti mwalembetsa m'mabuku a anthu onse (Nkhani 3:89 BW)
• Ngati mwagawanika: konzani zojambula zatsopano za netiweki ndikulembetsa ku Land Registry

7.4 Mbali za misonkho

1. Unikani ngati kuchotsedwa kwa netiweki (Article 15(1)(y) WBR) kukugwira ntchito
2. Tsimikizani mtengo wake, makamaka pankhani ya malonda a €0
3. Ganizirani za kuletsa kuchotsedwa kwa netiweki kuyambira pa 1 Januwale 2026

7.5 Kusamutsa ntchito

1. Fotokozani malire a batri molondola (malire enieni a kusamutsa)
2. Mapangano ndi zilolezo zosamalira zosamutsa
3. Onetsetsani kuti ntchito zikuyenda bwino ndipo dziwitsani ogwiritsa ntchito nthawi yake
4. Phatikizani nthawi yosinthira zinthu pa ntchito

8. Kutsiliza

Kusamutsa mapaipi ndi maukonde ndi njira yovuta mwalamulo yomwe imapitirira kusaina pangano. Kugawidwa kwawo ngati katundu wosasuntha kumafuna zofunikira zovomerezeka - chikalata cha notarial ndi kulembetsa kwa Land Registry - zomwe siziyenera kunyalanyazidwa.

Wogulitsa ali ndi udindo waukulu wowulula zinthu ndipo ayenera kudziwitsa wogula zonse zokhudzana ndi malamulo, ukadaulo ndi mfundo zenizeni. Kuswa udindowu kungayambitse mlandu, kuchotsedwa kapena kuwonongeka.

Kuchokera pamalingaliro a msonkho, kuchotsedwa kwa netiweki kuyenera kuganiziridwa kwambiri, makamaka poganizira kuti chiletsocho chinayamba kugwira ntchito pa 1 Januwale 2026. Pankhani ya zochitika za €0, mtengo woyenerera pamsika uyenera kutsimikiziridwa kuti upewe kuwunika kowonjezera.

Kukonzekera bwino — motsatira kusanthula koyenera, malangizo a notarial ndi zikalata zonse — ndiye chinsinsi cha kusamutsa katundu movomerezeka komanso kopanda mavuto.

9. Magwero ndi maumboni

Pansipa pali chidule cha malamulo ofunikira komanso milandu yomwe yatchulidwa mu blog iyi.

Malamulo

• Nkhani 5:20(2) BW — umwini wa maukonde a mapaipi
• Nkhani 3:89 BW — kutumiza katundu wolembetsedwa
• Nkhani 155a Transitional Act New Civil Code — kulembetsa ma network
• Nkhani 36 ndi 37 za Land Registry Act — kulembetsa m'mabuku a anthu onse
• Nkhani 59 ndi 60 Malamulo Olembetsa Malo 1994 — maudindo a netiweki
• Nkhani 7:15, 7:17 ndi 7:18 BW — udindo wa wogulitsa
• Nkhani 15(1)(y) WBR — kuchotsedwa kwa netiweki ku msonkho wosamutsa
• Nkhani 5:91 pamodzi ndi 5:104 BW — kusamutsa ufulu wa zinthu zapamwamba
• Article 21 Notary Act — udindo wofufuza ndi udindo wokana

Lamulo lamilandu

• ECLI:NL:HR:2021:1813 — kuchotsedwa kwa netiweki pa makhazikitsidwe a TES
• ECLI:NL:HR:2020:170 — nsanja zotumizira mauthenga kunja kwa netiweki
• ECLI:NL:HR:2003:AD3578 — kusankhidwa kwa ma network a cadastral
• ECLI:NL:HR:2016:2885 — udindo woulula zinthu poyerekeza ndi udindo wofufuza
• ECLI:NL:HR:2015:831 — ntchito yoteteza ya notary
• ECLI:NL:HR:1998:ZC2629 — udindo woulula zinthu uyenera kuperekedwa patsogolo
• ECLI:NL:RBZWB:2025:66 ndi 67 — kusamutsa magawo ndi kuchotsera pa netiweki
• ECLI:NL:PHR:2012:BV0647 — ufulu wodalira wa superficies
• ECLI:NL:PHR:2013:CA0727 — kugawanika kwa maukonde

10. Mafunso Ofunsidwa Kawirikawiri (FAQ)

Kodi ndingasamutse njira yogulira zinthu pogwiritsa ntchito mgwirizano wogula basi?

Ayi. Kuyambira pomwe Article 5:20(2) BW idakhazikitsidwa, mapaipi ndi maukonde amagawidwa ngati katundu wosasuntha. Kusamutsa kumafuna chikalata cha notarial ndi kulembetsa m'mabuku aboma a Land Registry (Article 3:89 BW). Pangano logula limagwira ntchito ngati mutu (maziko alamulo), koma kusamutsa umwini weniweni kumafuna kutumizidwa mwalamulo kudzera kwa notary. Popanda chikalata cha notarial, kusamutsako sikuvomerezeka mwalamulo.

Kodi pali kusiyana kotani pakati pa mgwirizano wokakamiza ndi kupereka?

Lamulo la ku Dutch limagwiritsa ntchito njira yosinthira umwini yokhala ndi zofunikira zitatu: chovomerezeka mutu (mgwirizano wofunikira, mwachitsanzo kugulitsa), yobereka (za katundu wosasuntha: chikalata cha notarial ndi kulembetsa Land Registry), ndi ulamuliro wochotsa kuchokera kwa wosintha. Umwini umadutsa pokhapokha ngati zofunikira zonse zitatu zakwaniritsidwa.

Nanga bwanji ngati ndili ndi malisiti otsimikizira kuti ndinapanga payipi?

Malisiti ogulira kapena zolemba zomanga zitha kukhala umboni wa amene womanga wovomerezeka ndi, koma sizokwanira kuti munthu asamutse umwini mwalamulo. Milandu ya milandu ikutsimikizira kuti popanda chikalata chovomerezeka ndi kulembetsa, palibe kusamutsa umwini komwe kumachitika, mosasamala kanthu za kukhala ndi malisiti (ECLI:NL:PHR:2024:43; ECLI:NL:RBNNE:2014:4581).

Kodi ndiyenera kulipira msonkho wotumizira mauthenga potumiza ma netiweki?

Osati kwenikweni. The kuchotsedwa pa netiweki (Nkhani 15(1)(y) WBR) imachotsa msonkho wopezera netiweki yokhala ndi zingwe kapena mapaipi. Dziwani: kuchotsera kumeneku kukuletsedwa kuyambira pa 1 Januwale 2026. Ngati kuchotsera sikukugwira ntchito, mtengo wake ndi 10.4% ya mtengo woyenera wamsika. Pankhani ya malonda a €0, akuluakulu amisonkho angadziwe mtengo weniweni.

Kodi ndi chiyani chomwe chiyenera kuchitika ngati ndikufuna kusamutsa gawo la netiweki yolembetsedwa?

Kuti pakhale kusamutsa pang'ono, netiweki iyenera kugawidwa mwalamulo. Izi zimafuna zojambula zatsopano za netiweki, dzina latsopano la netiweki ya gawo lolekanitsidwa, kusungidwa ku Land Registry, ndi chikalata chotsimikizira kutumiza. Magulu onse awiri - mwiniwake woyamba ndi wogula - ayenera kutenga nawo mbali mu chikalata chogawa notarial.

Kodi notary amachita ntchito yanji pa kusamutsa ndalama?

Notary wa malamulo aboma amachita ntchito yayikulu yoteteza. Amakonza chikalata chopereka katundu, kutsimikizira zofunikira zonse zalamulo, kuonetsetsa kuti onse omwe akukhudzidwa avomereza, komanso kusamalira kulembetsa ku Land Registry. Notary alinso ndi udindo wofufuza (Article 21 Notary Act) ndipo ayenera kukana kutenga nawo mbali ngati pali zizindikiro zotsutsana ndi lamulo.

Kodi wogulitsa ayenera kupereka chidziwitso chotani kwa wogula?

Wogulitsa ayenera kudziwitsa wogula za: malo enieni ndi momwe zinthu zilili, mapangano ndi maudindo omwe alipo, zolakwika ndi zolakwika zomwe zimadziwika, ufulu wa anthu ena, zoletsa za malamulo aboma, ndi zikalata zaukadaulo zofunikira. Udindo wa wogulitsa wowulula zinthu ndi wapamwamba kuposa udindo wa wogula wofufuza (ECLI:NL:HR:2016:2885).

Kodi ndingatani ngati wogulitsayo wabisa mfundo zofunika?

Mungathe kuthetsa mgwirizanowu pazifukwa zolakwika (Nkhani 6:228 BW), kuletsa pempho kapena kuchepetsa mtengo (Nkhani 7:21 ndi 7:22 BW), kapena kupempha chiwongola dzanja (Nkhani 6:74 ndi 7:24 BW). Khoti Lalikulu latsimikiza kuti udindo wa wogulitsa woulula nkhani ndi wofunika kwambiri kuposa udindo wa wogula wofufuza.

Kodi ufulu womwe ulipo kale ungalepheretse kusamutsa?

Inde. Chikalata chokhazikitsa ufulu wa superficies chingapereke umboni wakuti kusamutsa kapena kugawa ndi kotheka kokha ngati mwiniwake wavomereza (Nkhani 5:91 mogwirizana ndi Nkhani 5:104 BW). Ufulu wodalira wa superficies sungathe kusamutsidwa paokha. Nthawi zonse werengani chikalata chokhazikitsa musanapitirire ndi kusamutsa.

Kodi wogulitsa angatsimikizire bwanji kuti akutsatira udindo wake woulula zomwe zalembedwa?

Wogulitsayo ndiye amene ali ndi udindo wopereka umboni (Nkhani 150 DCCP; ECLI:NL:HR:2007:BB3733). Ndikoyenera kulemba zonse zomwe zaperekedwa: makalata, zikalata zosamutsa katundu, malipoti ofufuza bwino, ndi zivomerezo za risiti zomwe zasainidwa ndi wogula. Mauthenga apakamwa ndi ovuta kutsimikizira.