Ontruiming huurpand in kort geding

Ontruiming huurpand in kort geding

Ontruiming huurpand in kort geding

By Peter van Dort – Partner Liance Law Firm (11 juli  2018)

Bij de verhuur van vastgoed (woonruimte, kantoorruimte, horeca, etc.) komt het helaas voor dat er op een gegeven moment een huurachterstand ontstaat. Meestal is een huurder dan automatisch in verzuim omdat een uiterste betalingstermijn is verstreken. De verhuurder kan dan, in een zogenoemde kort gedingprocedure, ontruiming van het huurpand vorderen.

Aangezien ontruiming een zeer vergaande maatregel is, wijst de rechter in kort geding de vordering niet zomaar toe. Uit de rechtspraak volgt, kort gezegd, dat een huurachterstand van 3 (of meer) maanden over het algemeen ontruiming van het huurpand rechtvaardigt. Ook het herhaaldelijk en dus structureel te laat betalen van de huur kan op zichzelf grond zijn voor ontruiming van het huurpand. Indien van beide situaties sprake is wijst de rechter de vordering tot ontruiming zo goed als altijd toe.

Om ontruiming te voorkomen wordt in enkele gevallen vlak vóór de zitting van de rechter in kort geding de huurachterstand alsnog volledig voldaan. Dit neemt echter de eerdere tekortkomingen – en dus de juridische gronden voor de ontruiming – van de huurder niet weg. Maar, bij twijfel over het antwoord op de vraag of de tekortkomingen van de huurder uiteindelijk ontruiming van het huurpand rechtvaardigt kan dit wel een rol spelen.

Er zijn andere opties voor de huurder om te (proberen te) voorkomen dat een vordering tot ontruiming door de rechter wordt toegewezen. Onlangs nog heeft Liance Law bij de rechter in kort geding met succes een voor Curaçao nieuw juridisch concept geïntroduceerd en daarmee een ontruiming weten te voorkomen. Dit terwijl er sprake was van een betalingsachterstand van 3 maanden én structureel te laat betalen van de huur. Aan de andere kant zijn er natuurlijk ook mogelijkheden voor de verhuurder om te zorgen dat een vordering tot ontruiming door de rechter wordt toegewezen.

Vragen over huur of onroerend goed? Neem gerust met ons contact op via dort@liance.law of via +599 9 5133 678. Liance Law is gespecialiseerd in alle mogelijke aspecten van onroerend goed, zoals de ontwikkeling, verkoop, aankoop en verhuur van vastgoed.

 

Get in touch   E-mail: info@liance.law   Phone: +5999 5133 678   

© 2019 Liance Law Firm  -  Liance Law Firm Terms and Conditions   -   Privacy & Cookie policy   -   Disclaimer      

Hidden defects real estate property

Hidden defects real estate property

Hidden defects real estate property

By Peter van Dort – Partner Liance Law Firm (June 20, 2018)

Our firm very often receives questions about who is liable for hidden defects to a sold house or other real estate property. Below you will find a brief explanation on this subject.

The seller of a house has a duty of disclosure, meaning he has the obligation to provide a (prospective) buyer with detailed information and to report known defects. It is not necessary, however, to report clearly visible defects, which could have been seen and noted during an inspection of the house by the buyer. The buyer has a duty to investigate, meaning he has the obligation to inspect the condition of the house, especially if there is reason for doubt. Hence, it is always advisable to have a structural inspection carried out and a report made up by an independent professional.

When it concerns hidden defects, the question whether the seller of the house is liable is not always easy to answer and the answer always depends on the specific circumstances of the case. In general, the house must have those characteristics required for a ‘normal’ use thereof as well as those characteristics the buyer could expect based on the sale and purchase agreement. The agreement may contain special clauses that limit the liability of the seller. For example, the agreement could include an ‘old age’ clause, indicating that the buyer may not have the same expectations of the house as a newer home. On the other hand, the agreement can also contain additional guarantees for the buyer. For example, the agreement may state that the seller guarantees that the land belonging to the house is not contaminated. Hence, it is very important to pay attention to special clauses and guarantees as they may limit or increase your liability.

Liance Law is very experienced in advising on and litigating in the area of real estate law, including cases concerning hidden defects. Please feel free to contact Peter van Dort via dort@liance.law or +5999 5133 678.

 

Get in touch   E-mail: info@liance.law   Phone: +5999 5133 678   

© 2019 Liance Law Firm  -  Liance Law Firm Terms and Conditions   -   Privacy & Cookie policy   -   Disclaimer      

Curacao Competition Law Explained – Dominant Position

Curacao Competition Law Explained – Dominant Position

Curacao Competition Law Explained – Dominant Position

By Peter van Dort – Partner Liance Law Firm (November 20, 2017)

Pursuant to the Curacao rules on competition, the abuse of a dominant position held by one or more undertakings is prohibited. Just like most other terms, the term dominant position is copied from the European rules on competition and is to be interpreted in the same way.

Case law of the Court of Justice of the European Union indicates that a dominant position is a position of economic strength enjoyed by an undertaking, which enables it to prevent effective competition being maintained on the relevant market by affording it the power to behave to an appreciable extent independently of its competitors, customers and ultimately of its consumers.

European case law indicates that undertakings that have a market share of 65% or higher are, as a rule, dominant. This is irrespective of the number of other competitors. To create legal certainty, the Curacao rules on competition determine that a market share of 60% or higher means that the undertaking concerned has, by definition, a dominant position. In principle, low market shares cannot sufficiently affect market conditions. The general rule is, therefore, that market shares of less than 30% can never create a dominant position.

What about undertakings that have market share between 30% and 60%? In those cases, market shares in relation to each other, combined with other factors, will be decisive whether an undertaking holds a dominant position. Although a relatively high market is a presumption for a dominant position, it will rarely be sufficient alone. The general rule is that market shares between 30% and 60% constitute a dominant position in situations where that market share is at least twice the share of the next highest market share of another competitor. If that is not the case, other factors will have to be taken into consideration as well. Examples of other market power factors are applicable legal provisions, superior technology or knowledge, vertical integration, product differentiation and access to capital.

If you want to know how the new Curacao rules on competition can affect your business or if you have any questions about the Competition Scan Liance Law has developed for the business sector, please feel free to contact Peter van Dort via dort@liance.law or +5999 5133 678. 

 

Get in touch   E-mail: info@liance.law   Phone: +5999 5133 678   

© 2019 Liance Law Firm  -  Liance Law Firm Terms and Conditions   -   Privacy & Cookie policy   -   Disclaimer      

Curacao Competition Law Explained – Undertakings

Curacao Competition Law Explained – Undertakings

Curacao Competition Law Explained – Undertakings

By Peter van Dort – Partner Liance Law Firm (September 25, 2017)

The Curacao rules on competition apply to undertakings and associations of undertakings. It is, therefore, important to know the definition of undertaking. The term undertaking is copied from the European rules on competition and is to be interpreted in the same way.

The concept of an undertaking encompasses every entity engaged in an economic activity, regardless of its legal status or the way in which it is financed. The nature of the activities carried out by an entity is the key element. The legal personality of the entity is irrelevant, meaning that natural persons, legal persons, non-profit organizations and even public entities are potentially caught under the definition of undertaking. The critical question is, therefore, what constitutes an economic activity?

An economic activity is, in general, the offering of goods or services on the market, while a private entity should, at least in principle, be able to perform the activity concerned. Activities that are typically those of a public authority – for example exercising powers relating to the control and supervision of air space – do not constitute an economic activity. Furthermore, entities that fulfil exclusively social functions and perform activities solely based on the principle of national solidarity – for example sickness funds and organizations involved in the management of the public social security system – are not undertakings. Hence, entities acting purely in the public interest are, in general, not undertakings. However, if the activities are also based upon the so-called principle of capitalization, those activities are of an economic nature as well. In that event the rules on competition apply.

Natural persons, who work for and under the direction of an entity, are part of that entity and cannot fulfil the criteria of being an undertaking. However, natural persons that provide services or goods on behalf of an entity but on an independent basis (intermediaries) – for example travel agents acting on behalf on airlines – are undertakings in this context. Their activities are of an economic nature.

Terms used in the Curacao rules on competition, such as the terms undertakings and economic activities, have been widely interpreted by the Court of Justice of the European Union. Liance Law has in-depth knowledge thereof. Liance Law has also developed a so-called ‘Competition Scan’ for the business sector, indicating an entity’s legal position within the relevant market.

If you have questions about our Competition Scan and/or want to know how the new Curacao rules on competition can affect your business, please feel free Peter van Dort via dort@liance.law or +5999 5133 678. 

 

Get in touch   E-mail: info@liance.law   Phone: +5999 5133 678   

© 2019 Liance Law Firm  -  Liance Law Firm Terms and Conditions   -   Privacy & Cookie policy   -   Disclaimer      

New rules on competition for Curacao

New rules on competition for Curacao

New rules on competition for Curacao

By Peter van Dort – Partner Liance Law Firm (September 1, 2017)

As of September 1, 2017, new rules on competition apply on Curacao. The purpose of these rules, which are for the most part copied from the European rules on competition, is to prevent competition between so-called undertakings from being distorted or restricted by arrangements between businesses or abuse by strong undertakings of their dominant position. Under certain circumstances, these rules on competition also apply to non-profit organizations and even governments.

A market determined by unrestricted competition offers opportunities for businesses and increases consumer welfare. However, the rules on competition also provide for challenges since undertakings and their principals are responsible for compliance with these rules as well. Non-compliance can result in very high penalties. Liance Law has in-depth knowledge of these rules. Liance Law advises and supports businesses across the spectrum of competition law and acts as your strategic sparring partner. Liance Law developed a so-called ‘Competition Scan’, which indicates, among other things, an organization’s position within the relevant market.

If you have questions or want to know how these new rules can affect your business, please feel free to contact Peter van Dort via dort@liance.law or +5999 5133 678.

 

Get in touch   E-mail: info@liance.law   Phone: +5999 5133 678   

© 2019 Liance Law Firm  -  Liance Law Firm Terms and Conditions   -   Privacy & Cookie policy   -   Disclaimer      

Pin It on Pinterest

'We use Cookies to enhance your experience on our website. By continuing your navigation, you accept the placement and use of Cookies. To learn more about Cookies or opt-out from these services please see our privacy policy. More information

The cookie settings on this website are set to "allow cookies" to give you the best browsing experience possible. If you continue to use this website without changing your cookie settings or you click "Accept" below then you are consenting to this.

Close