In joint real estate development, legal disputes frequently occur because the parties involved do not complete specific aggreements on all issues before implementing a deal. Such disputes will adversely influence the relationships between the two parties. We hereby provide some opinions in hopes that risks and disputes could be effectively avoided.

A.    Clarification of Party’s Responsibilities on Land Issues and the Relevant Costs

It is necessary to specify who shall be responsible for the fees and cost incurred in obtaining construction land and who shall be responsible for relevant relocation work. Such fees include land assignment compensation, government net profit, land relocation fees, relevant taxes, municipal construction fees and more. Land conditions (such as whether they meet standards for joint real estate development, such as supply of water, electricity, access to the site, land leveling, other) shall be clearly described in joint development agreements, especially when one party provides land and the other party provides capital. In addition, it is also necessary to specify who will be responsible for land relocation.

B. Right of Each Party to Project Designs

Real estate project designs include scheme, preliminary, supplemental and drawing designs. In common practice a party that has real estate development experience shall be responsible for project designs. However, if the proceeds of the real estate development project are distributed according to property area, the party failing to participate in such designs may lose a portion of their share of a project. So it is strongly suggested that the party not responsible for the project design shall specify his right to suggestion, participation, and decision-making in the joint development agreement. In addition, he shall also enforce full scale supervision to make sure each design variation shall be approved by the two parties.

C.    Clarification of Party’s Responsibilities on Obtaining Approvals

Joint real estate development projects must get various approvals, including but not limited to project establishment approval, construction land planning approval, construction project planning approval, construction approval and more. Such approvals shall be in name of the project company. In practice, it is generally specified that one party is responsible for obtaining such approvals and the other party shall assist. Therefore, the assisting party shall oversee the other party on approval application and issuances to advance a project; meanwhile, their rights and obligations on this issue shall be specified.

D.    Create In-house Teams of Experts to Manage Risks

For joint real estate development projects, many legal documents shall be made between the two parties, such as joint-development modes, joint development proposals, and joint development agreements. If two parties decide to establish a project company, many relevant documents such as Articles of Associations must be created. So professionals should be invited to get involved in a project at an early stage. Their capabilities and effective suggestion can help the two parties solve problems that may occur in development; in addition, many legal risks may be avoided at early stage of a project.

房地产合作开发前期应特别注意的问题

一、明确征地拆迁工作由哪方负责，费用由哪方承担

进行合作开发时，应对取得土地的相关费用由谁承担、具体的拆迁工作由哪方负责完成进行约定，取得土地的费用一般包括土地出让金、政府净收益、征地拆迁费用以及征地和出让过程中的税费、大市政配套费等。特别是在一方提供土地，一方提供资金的情况下，应明确供地方提供的土地达到的条件（如三通一平、五通一平），征地拆迁工作由哪方承担。

二、合作双方均应享有参与工程设计工作的权利

房地产项目设计，包括项目方案设计、初步设计、扩初设计、施工图设计等内容。在实践中，一般会约定由具有房地产开发经验的合作一方负责设计工作，但在以物业面积形式分配双方利润的情况下，如果另一方完全没有对设计工作的发言权，将有可能对其最终物业分配造成不利影响。因此，不承担设计任务的合作方，应注意在合同中约定享有对设计工作的建议权、参与权、决策权，并加强对整个设计过程的监控，特别是如发生设计变更，应取得合作双方共同确认同意后才能进行。

三、明确项目建设所需批件的办理义务

房地产项目建设所需办理的相关批件包括但不限于：立项审批、建设用地规划许可证、建设工程规划许可证、建设工程施工许可证等等。对于采取项目公司合作开发模式，上述批件应办理至项目公司名下。实务中，一般由提供该项目的合作一方负责具体的手续办理，另一方提供配合义务。此时，提供配合义务的一方需要特别关注督促合作方尽快办理相关批件，推动项目进展，并就此明确约定双方的权利义务及责任。

四、充分发挥专业人员未雨绸缪的作用

合作开发房地产项目，会涉及到合作模式的确定、合作意向、合作开发协议等合同文件的签署，对于采用设立项目公司合作开发模式的，还需签订项目公司章程等相关文件。因此，在合作开发合同订立阶段，专业人员介入越早，越能够就开发过程中可能遇到的各种问题提出解决处理办法，为规避风险提供切实有效的建议。