{"id":10162,"date":"2026-01-17T17:21:34","date_gmt":"2026-01-17T10:21:34","guid":{"rendered":"https:\/\/dtlaw.vn\/?p=10162"},"modified":"2026-03-10T16:13:42","modified_gmt":"2026-03-10T09:13:42","slug":"viec-mua-100-von-co-dan-den-nha-dau-tu-nuoc-ngoai-duong-nhien-ke-thua-quyen-su-dung-dat-hay-khong","status":"publish","type":"post","link":"https:\/\/dtlaw.vn\/en\/viec-mua-100-von-co-dan-den-nha-dau-tu-nuoc-ngoai-duong-nhien-ke-thua-quyen-su-dung-dat-hay-khong\/","title":{"rendered":"Does the acquisition of 100% equity automatically result in a foreign investor inheriting land use rights?"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Trong th\u1ef1c ti\u1ec5n M&amp;A t\u1ea1i Vi\u1ec7t Nam, m\u00f4 h\u00ecnh nh\u00e0 \u0111\u1ea7u t\u01b0 n\u01b0\u1edbc ngo\u00e0i (FDI \u2014 <em>foreign investor \/ foreign direct investment<\/em>) mua 100% v\u1ed1n g\u00f3p\/c\u1ed5 ph\u1ea7n c\u1ee7a m\u1ed9t c\u00f4ng ty \u0111ang thu\u00ea \u0111\u1ea5t r\u1ea5t ph\u1ed5 bi\u1ebfn. V\u1ea5n \u0111\u1ec1 c\u1ea7n l\u00e0m r\u00f5: <strong>Vi\u1ec7c mua 100% v\u1ed1n c\u00f3 d\u1eabn \u0111\u1ebfn nh\u00e0 \u0111\u1ea7u t\u01b0 n\u01b0\u1edbc ngo\u00e0i \u201c\u0111\u01b0\u01a1ng nhi\u00ean\u201d k\u1ebf th\u1eeba quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t (quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t \u2014 <em>land use rights<\/em>) hay kh\u00f4ng?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>C\u0103n c\u1ee9 ph\u00e1p l\u00fd (Legal basis)<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Lu\u1eadt \u0110\u1ea5t \u0111ai 2024<\/strong>: \u0111\u1eb7c bi\u1ec7t <strong>\u0110i\u1ec1u 28 (\u0111\u1ed1i t\u01b0\u1ee3ng s\u1eed d\u1ee5ng \u0111\u1ea5t)<\/strong>, <strong>\u0110i\u1ec1u 31 (t\u1ed5 ch\u1ee9c kinh t\u1ebf c\u00f3 v\u1ed1n \u0111\u1ea7u t\u01b0 n\u01b0\u1edbc ngo\u00e0i)<\/strong> v\u00e0 <strong>\u0110i\u1ec1u 41 (c\u0103n c\u1ee9 x\u00e1c l\u1eadp quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t)<\/strong>. (Keyword: <em>Land Law 2024<\/em>)<\/li>\n\n\n\n<li><strong>Lu\u1eadt \u0110\u1ea7u t\u01b0<\/strong> v\u00e0 c\u00e1c v\u0103n b\u1ea3n h\u01b0\u1edbng d\u1eabn li\u00ean quan v\u1ec1 th\u1ee7 t\u1ee5c ch\u1ea5p thu\u1eadn \u0111\u1ea7u t\u01b0, \u0111i\u1ec1u ch\u1ec9nh d\u1ef1 \u00e1n, \u0111\u0103ng k\u00fd g\u00f3p v\u1ed1n. (<em>Investment Law<\/em>)<\/li>\n\n\n\n<li>C\u00e1c Ngh\u1ecb \u0111\u1ecbnh\/Th\u00f4ng t\u01b0 h\u01b0\u1edbng d\u1eabn v\u1ec1 <strong>g\u00f3p v\u1ed1n b\u1eb1ng quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t (contribution of land use rights)<\/strong> v\u00e0 <strong>chuy\u1ec3n nh\u01b0\u1ee3ng d\u1ef1 \u00e1n (project transfer)<\/strong>.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Ph\u00e2n t\u00edch (Analysis)<\/strong><\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li><strong>Nguy\u00ean t\u1eafc c\u01a1 b\u1ea3n:<\/strong> Lu\u1eadt \u0110\u1ea5t \u0111ai 2024 x\u00e1c \u0111\u1ecbnh quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t ph\u00e1t sinh t\u1eeb c\u00e1c c\u0103n c\u1ee9 ph\u00e1p l\u00fd c\u1ee5 th\u1ec3: quy\u1ebft \u0111\u1ecbnh giao\/cho thu\u00ea \u0111\u1ea5t, h\u1ee3p \u0111\u1ed3ng thu\u00ea \u0111\u1ea5t, v\u0103n b\u1ea3n c\u00f4ng nh\u1eadn QSD\u0110, nh\u1eadn chuy\u1ec3n nh\u01b0\u1ee3ng v\u00e0 <strong>nh\u1eadn g\u00f3p v\u1ed1n b\u1eb1ng quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t khi \u0111\u00e1p \u1ee9ng \u0111i\u1ec1u ki\u1ec7n lu\u1eadt \u0111\u1ecbnh<\/strong>. Do \u0111\u00f3, <strong>mua c\u1ed5 ph\u1ea7n ho\u1eb7c mua 100% v\u1ed1n l\u00e0 giao d\u1ecbch v\u1ec1 v\u1ed1n, kh\u00f4ng ph\u1ea3i c\u0103n c\u1ee9 ph\u00e1t sinh QSD\u0110<\/strong>. (<em>land use rights \u2014 LUR<\/em>)<\/li>\n\n\n\n<li><strong>Tr\u01b0\u1eddng h\u1ee3p ph\u00e1p nh\u00e2n thu\u00ea \u0111\u1ea5t v\u1eabn t\u1ed3n t\u1ea1i:<\/strong> N\u1ebfu M&amp;A ch\u1ec9 l\u00e0m thay \u0111\u1ed5i c\u01a1 c\u1ea5u c\u1ed5 \u0111\u00f4ng m\u00e0 <strong>kh\u00f4ng l\u00e0m m\u1ea5t ph\u00e1p nh\u00e2n<\/strong> thu\u00ea \u0111\u1ea5t, h\u1ee3p \u0111\u1ed3ng thu\u00ea \u0111\u1ea5t v\u1eabn c\u00f3 hi\u1ec7u l\u1ef1c v\u00ec ch\u1ee7 th\u1ec3 h\u1ee3p \u0111\u1ed3ng l\u00e0 c\u00f9ng m\u1ed9t c\u00f4ng ty. Tuy nhi\u00ean, h\u1ee3p \u0111\u1ed3ng thu\u00ea th\u01b0\u1eddng ch\u1ee9a \u0111i\u1ec1u kho\u1ea3n <strong>\u201cchange of control\u201d<\/strong> ho\u1eb7c y\u00eau c\u1ea7u <strong>th\u00f4ng b\u00e1o\/ch\u1ea5p thu\u1eadn<\/strong> khi c\u00f3 thay \u0111\u1ed5i ki\u1ec3m so\u00e1t; \u0111\u1ed3ng th\u1eddi c\u1ea7n c\u1eadp nh\u1eadt h\u1ed3 s\u01a1 t\u1ea1i c\u01a1 quan \u0111\u0103ng k\u00fd \u0111\u1ea5t \u0111ai (land registration changes). (<em>M&amp;A<\/em>, <em>change of control<\/em>)<\/li>\n\n\n\n<li><strong>Tr\u01b0\u1eddng h\u1ee3p thay \u0111\u1ed5i b\u1ea3n ch\u1ea5t ch\u1ee7 th\u1ec3 s\u1eed d\u1ee5ng \u0111\u1ea5t:<\/strong> Khi giao d\u1ecbch M&amp;A d\u1eabn t\u1edbi <strong>s\u00e1p nh\u1eadp\/h\u1ee3p nh\u1ea5t, chuy\u1ec3n d\u1ef1 \u00e1n, ho\u1eb7c chuy\u1ec3n GCN QSD\u0110<\/strong> sang m\u1ed9t ch\u1ee7 th\u1ec3 kh\u00e1c, th\u00ec s\u1ebd ph\u00e1t sinh th\u1ee7 t\u1ee5c \u0111\u1ea5t \u0111ai v\u00e0 th\u1ee7 t\u1ee5c \u0111\u1ea7u t\u01b0; quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t kh\u00f4ng t\u1ef1 \u0111\u1ed9ng theo b\u00ean mua n\u1ebfu c\u00e1c \u0111i\u1ec1u ki\u1ec7n ph\u00e1p l\u00fd kh\u00f4ng \u0111\u01b0\u1ee3c \u0111\u00e1p \u1ee9ng. (<em>project transfer<\/em>, <em>land registration<\/em>)<\/li>\n\n\n\n<li><strong>Nh\u00e0 \u0111\u1ea7u t\u01b0 m\u1edbi l\u00e0 FDI:<\/strong> N\u1ebfu b\u00ean mua l\u00e0 nh\u00e0 \u0111\u1ea7u t\u01b0 n\u01b0\u1edbc ngo\u00e0i, c\u1ea7n \u0111\u1ea3m b\u1ea3o <strong>\u0111i\u1ec1u ki\u1ec7n ti\u1ebfp c\u1eadn \u0111\u1ea5t theo Lu\u1eadt \u0110\u1ea5t \u0111ai 2024<\/strong> v\u00e0 tu\u00e2n th\u1ee7 <strong>Lu\u1eadt \u0110\u1ea7u t\u01b0<\/strong> (c\u1ea5p\/\u0111i\u1ec1u ch\u1ec9nh gi\u1ea5y ph\u00e9p \u0111\u1ea7u t\u01b0). N\u1ebfu kh\u00f4ng, c\u01a1 quan qu\u1ea3n l\u00fd c\u00f3 th\u1ec3 y\u00eau c\u1ea7u \u0111i\u1ec1u ch\u1ec9nh ho\u1eb7c t\u1eeb ch\u1ed1i c\u00f4ng nh\u1eadn quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t. (<em>FDI<\/em>, <em>investment permit<\/em>)<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>R\u1ee7i ro th\u1ef1c ti\u1ec5n (Risks)<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>B\u1ecf s\u00f3t \u0111i\u1ec1u kho\u1ea3n <strong>change-of-control<\/strong> d\u1eabn t\u1edbi nguy c\u01a1 b\u1ecb ch\u1ea5m d\u1ee9t h\u1ee3p \u0111\u1ed3ng thu\u00ea. (<em>contractual risk<\/em>)<\/li>\n\n\n\n<li>Kh\u00f4ng c\u1eadp nh\u1eadt \u0111\u0103ng k\u00fd bi\u1ebfn \u0111\u1ed9ng QSD\u0110: quy\u1ec1n c\u1ee7a nh\u00e0 \u0111\u1ea7u t\u01b0 sau M&amp;A kh\u00f4ng \u0111\u01b0\u1ee3c b\u1ea3o \u0111\u1ea3m, \u1ea3nh h\u01b0\u1edfng \u0111\u1ebfn th\u1ebf ch\u1ea5p v\u00e0 v\u1eadn h\u00e0nh d\u1ef1 \u00e1n. (<em>mortgage \/ security interest<\/em>)<\/li>\n\n\n\n<li>Ph\u00e1t sinh chi ph\u00ed do ph\u1ea3i \u0111i\u1ec1u ch\u1ec9nh d\u1ef1 \u00e1n, \u0111i\u1ec1u ch\u1ec9nh GCN, ho\u1eb7c chi tr\u1ea3 theo b\u1ea3ng gi\u00e1 \u0111\u1ea5t m\u1edbi. (<em>land price<\/em>)<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Ki\u1ebfn ngh\u1ecb (Recommendations)<\/strong><\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Th\u1ef1c hi\u1ec7n <strong>Legal Due Diligence<\/strong> to\u00e0n di\u1ec7n v\u1ec1 ngu\u1ed3n g\u1ed1c quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t \u2014 quy\u1ebft \u0111\u1ecbnh cho thu\u00ea, h\u1ee3p \u0111\u1ed3ng thu\u00ea, GCN, quy ho\u1ea1ch, th\u1eddi h\u1ea1n, m\u1ee5c \u0111\u00edch. (<em>due diligence<\/em>)<\/li>\n\n\n\n<li>R\u00e0 so\u00e1t h\u1ee3p \u0111\u1ed3ng thu\u00ea\/thu\u00ea l\u1ea1i trong KCN: ki\u1ec3m tra \u201cchange of control\u201d, \u0111i\u1ec1u ki\u1ec7n chuy\u1ec3n nh\u01b0\u1ee3ng, y\u00eau c\u1ea7u ch\u1ea5p thu\u1eadn. (<em>industrial park lease<\/em>)<\/li>\n\n\n\n<li>N\u1ebfu b\u00ean mua l\u00e0 FDI: chu\u1ea9n b\u1ecb th\u1ee7 t\u1ee5c theo Lu\u1eadt \u0110\u1ea7u t\u01b0 (c\u1ea5p\/\u0111i\u1ec1u ch\u1ec9nh GCN \u0111\u1ea7u t\u01b0). (<em>investment permit<\/em>)<\/li>\n\n\n\n<li>Thi\u1ebft k\u1ebf <strong>CPs<\/strong> (conditions precedent) trong SPA: ho\u00e0n t\u1ea5t th\u1ee7 t\u1ee5c \u0111\u1ea7u t\u01b0\/\u0111\u1ea5t \u0111ai, x\u00e1c nh\u1eadn c\u1ee7a c\u01a1 quan cho thu\u00ea\/KCN tr\u01b0\u1edbc khi thanh to\u00e1n. (<em>SPA \/ sale and purchase agreement<\/em>)<\/li>\n\n\n\n<li>Ho\u00e0n t\u1ea5t \u0111\u0103ng k\u00fd bi\u1ebfn \u0111\u1ed9ng QSD\u0110 \u0111\u1ec3 b\u1ea3o \u0111\u1ea3m quy\u1ec1n h\u1ee3p ph\u00e1p cho nh\u00e0 \u0111\u1ea7u t\u01b0 m\u1edbi. (<em>land registration changes<\/em>)<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Conclusion <\/strong><br><strong>Mua 100% v\u1ed1n kh\u00f4ng \u0111\u1ed3ng ngh\u0129a \u0111\u01b0\u01a1ng nhi\u00ean \u0111\u01b0\u1ee3c quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t.<\/strong> Quy\u1ec1n s\u1eed d\u1ee5ng \u0111\u1ea5t ch\u1ec9 \u0111\u01b0\u1ee3c b\u1ea3o \u0111\u1ea3m khi c\u00e1c c\u0103n c\u1ee9 ph\u00e1p l\u00fd v\u1ec1 \u0111\u1ea5t \u0111ai v\u00e0 th\u1ee7 t\u1ee5c \u0111\u1ea7u t\u01b0 \u0111\u01b0\u1ee3c th\u1ef1c hi\u1ec7n \u0111\u1ea7y \u0111\u1ee7. \u0110\u1ec3 gi\u1ea3m thi\u1ec3u r\u1ee7i ro, doanh nghi\u1ec7p n\u00ean thi\u1ebft k\u1ebf c\u1ea5u tr\u00fac giao d\u1ecbch v\u00e0 \u0111i\u1ec1u ki\u1ec7n ph\u00e1p l\u00fd ch\u1eb7t ch\u1ebd trong h\u1ee3p \u0111\u1ed3ng M&amp;A.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Li\u00ean h\u1ec7 t\u01b0 v\u1ea5n:<\/strong> DTLaw s\u1eb5n s\u00e0ng h\u1ed7 tr\u1ee3 Due Diligence, so\u1ea1n SPA\/CPs v\u00e0 ho\u00e0n t\u1ea5t th\u1ee7 t\u1ee5c \u0111\u1ea5t \u0111ai \u2014 li\u00ean h\u1ec7: <a>thangnt@dtlaw.vn<\/a>.<\/p>","protected":false},"excerpt":{"rendered":"<p>Trong th\u1ef1c ti\u1ec5n M&amp;A t\u1ea1i Vi\u1ec7t Nam, m\u00f4 h\u00ecnh nh\u00e0 \u0111\u1ea7u t\u01b0 n\u01b0\u1edbc ngo\u00e0i (FDI \u2014 foreign investor \/ foreign direct investment) mua 100% v\u1ed1n g\u00f3p\/c\u1ed5 ph\u1ea7n c\u1ee7a m\u1ed9t c\u00f4ng ty \u0111ang thu\u00ea \u0111\u1ea5t r\u1ea5t ph\u1ed5 bi\u1ebfn. V\u1ea5n \u0111\u1ec1 c\u1ea7n l\u00e0m r\u00f5: Vi\u1ec7c mua 100% v\u1ed1n c\u00f3 d\u1eabn \u0111\u1ebfn nh\u00e0 \u0111\u1ea7u t\u01b0 n\u01b0\u1edbc ngo\u00e0i \u201c\u0111\u01b0\u01a1ng&#8230;<\/p>","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[65,64,63],"tags":[],"class_list":["post-10162","post","type-post","status-publish","format-standard","hentry","category-ban-tin-phap-ly","category-phan-tich-nhan-dinh","category-tin-tuc"],"_links":{"self":[{"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/posts\/10162","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/comments?post=10162"}],"version-history":[{"count":1,"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/posts\/10162\/revisions"}],"predecessor-version":[{"id":10163,"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/posts\/10162\/revisions\/10163"}],"wp:attachment":[{"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/media?parent=10162"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/categories?post=10162"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/dtlaw.vn\/en\/wp-json\/wp\/v2\/tags?post=10162"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}