Article
Sep 30
Back

PRELIMINARY CONTRACT SECURED BY DEPOSIT IN THE CASE OF TRANSFER OF IMMOVABLE PROPERTY IN SERBIAN LAW

Dragor Hiber

10.5937/AnaliPFB1803057H
ABSTRACT /

In the legal practice a preliminary contract often precedes the conclusion of the contracts on the transfer of immovable property, but deposit is also frequently stipulated both along with the preliminary contract and the final contract. These two concepts open numerous questions both in theory and in practice.

The author analyses the details the parties have to agree upon if the preliminary contract is to emerge, the form of conclusion and especially the legal consequences of omission to execute the obligation to conclude the main contract. With respect to the latter, his position is that the idea that in such case a judicial judgement can replace the main contract can be accepted only if it is linked to the enforced execution of the decision ordering such conclusion and not as direct effect of the judgement.

Analysing the deposit along the preliminary contract on the transfer of immovable property, open issues were considered, including the permissibility and the usefulness of such contracting. In practice, the deposit is frequently stipulated in the preliminary contract against omission to fulfil the obligation from the final contract rather than from the preliminary contract. This is not allowed by the law and the courts often pass such verdicts. The deposit along the preliminary contract actually does not have all the characteristics (functions) of the “standard” deposit: e. g. it cannot by definition be included into fulfilment of the obligation. In the light of the jurisprudence dilemmas, the author investigated whether the norms on the deposit and dedit are dispositional – namely, whether the parties may stipulate a different design.

The general conclusion is that, in spite of the fact that the preliminary contract is a complex and controversial concept, and although the reasons for the preliminary contracting could be achieved by other means (e. g. deferred condition or time-limit), with respect the tradition, it can remain an institution of contract law, but it is useful to re-examine and specify the rules on certain issues, for example, effects and enforced execution and other consequences. With respect to the deposit, no matter how it seems archaic and globally abandoned institution, in certain cases it may still be useful, especially because it is given in advance and not owed and especially if the parties are allowed, within the limits established by the legal order, to adjust it to their needs.

DOWNLOAD COMPLETE ARTICLE /
Serbian (cyr)  
REFERENCES /
  • Atias, C., Droit civil – Les biens, Paris 201412.
  • Blagojević, B., Krulj, V., Komentar Zakona o obligacionim odnosima, I, Novi Sad 1983. (Blagojević, B., Krulj, V., Komentar Zakona o obligacionim odnosima, I, Novi Sad 1983)
  • Dika, M., Građansko ovršno pravo, I, Zagreb 2007.
  • Douville, T. (dir.), L’Ordonnance n°2016–131, 10. 2. 2016. (portant réforme du droit des contrats, du régime général et de la preuve des obligations), 2016.
  • Dumitrache, B., „Commentaire introductif au Livre V. Des Obligation. Titres I à X relatifs aux obligations en général“, Nouveau Code civil Roumain: traduction commentee (red. D. Borcan, M. Ciuruc), Juriscope Dalloz, 2011.
  • Đorđević, Ž., Stanković, V., Obligaciono pravo, Beograd 1987. (Đorđević, Ž., Stanković, V., Obligaciono pravo, Beograd 1987)
  • Gavella, N., Stvarno pravo, Zagreb 20072.
  • Gams, A., Uvod u građansko pravo, Beograd 1979. (Gams, A., Uvod u građansko pravo, Beograd 1979)
  • Gams, A., Osnovi stvarnog prava, Beograd 19716. (Gams, A., Osnovi stvarnog prava, Beograd 19716)
  • Ghestin, J., Loiseau, G., Serinet, Y-M., La formation du contrat, Tome I: Le contrat – le consetemnt, Paris 2013.
  • Georgijević, G., „Predugovor“, Pravni život 10/2004. (Georgijević, G., „Predugovor“, Pravni život 10/2004)
  • Gorenc, V., Komentar zakona o obveznim odnosima, I, Zagreb 2014.
  • Hiber, D., Živković, M., Obezbeđenje i učvršćenje potraživanja, Beograd 2015. (Hiber, D., Živković, M., Obezbeđenje i učvršćenje potraživanja, Beograd 2015)
  • Karanikić Mirić, M., „Ugovorena forma ugovora o otuđenju nepokretnosti“, Srpska politička misao 2/2015. (Karanikić Mirić, M., „Ugovorena forma ugovora o otuđenju nepokretnosti“, Srpska politička misao 2/2015)
  • Larroumet, C., Bros, S., Les obligations. Le contrat, Paris 20168.
  • Marković, L., Obligaciono pravo, Beograd 1997. (Marković, L., Obligaciono pravo, Beograd 1997)
  • Malaurie, Ph., Aynès, L., Stofffel-Munck, P., Droit civil, Les Obligations, Paris 20094.
  • Malinvaud, P., Droit des obligationes, Paris 2007.
  • Milošević, LJ., Obligaciono pravo, Beograd 1977. (Milošević, Lj., Obligaciono pravo, Beograd 1977)
  • Milošević, M., Rimsko pravo, Beograd 2007. (Milošević, M., Rimsko pravo, Beograd 2007)
  • Orlić, M., Zaključenje ugovora, Beograd 1993. (Orlić, M., Zaključenje ugovora, Beograd 1993)
  • Perović, S., Obligaciono pravo, Beograd 1990. (Perović, S., Obligaciono pravo, Beograd 1990)
  • Perović, S., Stojanović, D., Komentar Zakona o obligacionim odnosima, I, Gornji Milanovac – Kragujevac 1980. (Perović, S., Stojanović, D., Komentar Zakona o obligacionim odnosima, I, Gornji Milanovac – Kragujevac 1980)
  • Radišić, J., Obligaciono pravo, Beograd 2004. (Radišić, J., Obligaciono pravo, Beograd 2004)
  • Reiner, G., „Le processus de formation du contrat dans le projet d’ordonnance de la Chancellerie – quelques commentaires“, La réforme du droit des obligations en France, 5èmes journées franco-allemandes (dir. R. Schulze et al.), Paris 2015.
  • Salma, J., Obligaciono pravo, Novi Sad 2004. (Salma, J., Obligaciono pravo, Novi Sad 2004)
  • Stanković, O., Vodinelić V., Uvod u građansko pravo, Beograd 1996. (Stanković, O., Vodinelić V., Uvod u građansko pravo, Beograd 1996)
  • Stanković, O., Orlić, M., Stvarno pravo, Beograd 1999. (Stanković, O., Orlić, M., Stvarno pravo, Beograd 1999)
  • Stoffel, W., „La promesse de contracter en droit suisse“, Recueil des travaux présentés aux deuxième journées juridiques yougoslavo – suisse, Zürich 1986.
  • Thévenoz, L., Werro F. (eds.), Commentare romand, Code des obligations, Genève 2006.
  • Tešić, N., „O značaju forme za promet nepokretnosti – analiza sudske prakse pre uvođenja javnobeležničkog zapisa u srpsko pravo“, Usklađivanje poslovnog prava Srbije s pravom Evropske unije (ur. V. Radović), Beograd 2014. (Tešić, N., „O značaju forme za promet nepokretnosti – analiza sudske prakse pre uvođenja javnobeležničkog zapisa u srpsko pravo“, Usklađivanje poslovnog prava Srbije s pravom Evropske unije (ur. V. Radović), Beograd 2014)
  • Tercier, P. (avec la collabration de K. Devaud), Le droit des obligations, Genève – Zurich – Bâle 2009.
  • Vizner, B., Komentar zakona o obveznim (obligacionim) odnosima, Zagreb 1978.
  • Vodinelić, V., Građansko pravo – Uvod u građansko pravo i Opšti deo građanskog prava, Beograd 2012. (Vodinelić, V., Građansko pravo – Uvod u građansko pravo i Opšti deo građanskog prava, Beograd 2012)
  • Von Bar, C., Clive, E. (eds.), Principles, Definitions and Model Rules of European Private Law, Based in part on a revised version of the Principles of European Law, III, Oxford 2009.