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一场关乎英国房地产命运的致命官司

2019-03-17     牛牛财经   来源:
文章摘要:本文来自微信公众号“英伦投资客”,作者:李颖。英国房地产市场差点因为一场5亿英镑的官司陷入大麻烦。两年前,欧洲药品管理局(以下简称‘EMA’)以脱欧为由,向英国金丝雀码头集团(以下简称‘CW’)申请提前终止长达25年的租约。作为房东,CW当然不同意,于是….

benwenlaiziweixingongzhonghao“英yingluntouzike”,作zuozhe:李liying

yingguofangdichanshichangchadianyinweiyichang5亿yi英镑deguansixianrudamafan

liangnianqian,欧ouzhouyaopinguanliju(以yixiajiancheng‘EMA’)以yituoouweiyou,向xiangyingguojinsiquematoujituan(以yixiajiancheng‘CW’)申shenqingtiqianzhongzhichangda25年niandezuyue

zuoweifangdong,CW当dangranbutongyi,于yushishuangfangdui簿bugongtang,闹naodaoliaoyingguogaodengfayuan

zhegeguansideyiyifeichangzhongda

ruguoyingguofayuanzhichiEMA的desuqiu,这zhejiangxingchengkepadeduominuogupaixiaoying,未weilaibujinshioumengjigoukeyiyituoouzuoweijiechuzuyuedeshiyou,其qitashangyejigouyejiangyincixiao仿fang

zaijinyibuyanshen,这zhegeshiyouhuankeyiyingyongdaoqitagezhongshangyehetong,从congerdadapohuaiyingguodeshangyehuanjing

yinci,英yingguodichanquanjihumeigerendupingxiyidai,非feichangguanzhuzheyiguansidezuizhongpanjue

EMA,全quanchengouzhouyaopinguanliju,曾zengbazongbushezaiyingguolundundejinsiquematou,因yinweituoou,欧oumengjiangbaEMA搬banquhelanamusitedan

jinsiquematoushilundunxinjinrongchengsuozaidi

2019年nian2月yue20日ri,英yingguogaodengfayuanjinyong10分fenzhongjiuzuochuliaoCW胜shengsudepanjue

fayuanpanjue英国脱欧bingbugouchengzuyuewuxiao(the lease will not be frustrated)的deliyou,丘qiujier广guangchang30号hao(30 Churchill Place)的dechengzurenEMA必bixujixuzhifuzujin

yingguofangdichanshichangtaoguoyijie,但danEMA表biaoshihuanyaojixushangsu

shijianqianhou

zhenggeshijiandeqiyinyaohuisudaobanianyiqian

2011年nian,EMA与yuCW就jiuyuzu(pre-let)金jinsiquematoude25-30 Churchill Place大daloujinxingxieshang,并bingqieyudangnian8月yue5日riqiandingliaozulinyixiangshu(Agreement for Lease)。

shuangfangtongriqiandingkaifaguanlixieyi(Construction Management Agreement),并bingyuedingyouCW负fuzewanchenglouyudekaifa,EMA就jiuqizulinbufenanqibiaozhunyouquanzixingzhuangxiu

2014年nian10月yue21日ri,在zailouyujianzhujiaogehou,EMA和heCW按anzhaozulinyixiangshufujiangeshiqiandingliaoyifenchangda25年niandezulinxieyi(Lease),承chengzugaiwuyezuoweitamendeouzhouzongbu,租zuqicong2014年nian7月yue1日rizhi2039年nian6月yue30日ri,每meinianzhifuzujin1300万wanyingbang

EMA最zuizhongjuedingzuxiadicengzhi10楼lou(一yigong29.3万wanpingfangyingchi),其qizhong2楼lou3楼louzuoweihuiyishi(最zuidayigehuiyishiyi“联lianheguo”方fangshishezhi,可keyirongna135人ren),4楼louweiyuangongcanting。EMA拥yongyoudulidechurukouhediantijian,这zhebufenloucengtiaogaoyebiqitaloucengyaogenggao

zhihou,事shijianfazhandeguanjianshijiandianruxia

2016年nian6月yue23日ri,英yingguogongtoujuedingtuoou

2017年nian3月yue29日ri,英yingguozhengfuxuanbujiangyu2019年nian3月yue29日riyejian11点diantuolioumeng

2017年nian8月yue2日ri,EMA向xiangCW发faxinjian,认renweiyingguotuoouzaiyingguofaxiangxiagouchengjifazuyuewuxiao(Frustration)的deshiyou

CW以yijitamendejiekuanyinxingrenweizhejiangduitamendeshangyecaozuogouchengjidabuquedingxing,经jingguoyuEMA协xieshang,决juedingjianggaishiyoujiaoyufatingzai2019年nian3月yue29日ri(即jiyujituoouri)前qianlingxungaian

2017年nian11月yue20日ri,欧oumengchengyuanguodachengjueyi,从cong2019年nian3月yue1日rikaishi,EMA将jiangcongyingguo·伦lundunbanwanghelan·阿amusitedan

EMA自zicikaishiyuhelandangjuhezuo,安anpaibanqianshiyi

2019年nian1月yue16日ri,英yingguogaodengfayuankaishiweiqi9天tiandetingshen

tingshenguocheng

zaitingshenguochengzhong,EMA针zhenduiyingguohetongfaguiding,提tichuwudianshiyou,以yizhichiqihetongwuxiaosuqiu

1. EMA失shiquoumenggongyuedi7协xieyi(Protocol 7 to the Treaty on the European Union ((简jiancheng“TEU”))以yijioumengzhinenggongyue(the Treaty on the Functioning of the European Union (简jiancheng“TFEU”))对duiqidebaohu

EMA称chenggaixieyidecunzaiduiqizhixingxiangguanzhinengyijidulixingbukehuoque,一yidanyingguotuoouwancheng,他tamenjiangshiquzhelianggegongyueduitamendebaohu

2. EMA的derenhebufenhuozheqitaoumengdanweizaifalvshangjiangbunengzai使shiyonggaiwuye

3. 在zaiyingguo退tuichuoumenghou,EMA将jiangbunengxing使shizuyuefuyuqidequanli,比birufenzuhuozhezhuanzu

4. 如ruguoEMA继jixuzhixinggaizuyue,该gaixingweijiangchaochuqifalvquanxianerfeifawuxiao,包baokuozhifuzujin

5. 未weilaiEMA将jiangzhifushuangfenzujin,这zhejiangjidayingxiangEMA的dezhixingnengli、效xiaolvyijiduli

EMA同tongshiyioumengfajiaodutichu,即ji便bianshangshu5点diancu使shihetongwuxiaodeliyoubuchongfen,法fatingyebuyinggairangEMA继jixushouzhiyugaizuyue,因yinweitamenmeiyouxiangyingdequanlijixuzhixing,这zhejiangchaochutamendequanxian

suihou,聆lingxunanzhaoyingguominshisusongchengxuguidingdi8章zhangjinxing

CW集jituanyaoqiufatingqueren,英yingguotuolioumengyiji/或huozheEMA搬banqianbingbunenggouchenghetongwuxiaoshiyou

chufeifalvyunxujieyuehuozhehefazhuanzu,EMA必bixujixuchengdanzuyueyijisuoyouxiangguanhetongwenjianguidingdeyiwu(包baokuodanbuxianyujiaonazuqineisuoyouzujin)。

danEMA抗kangbian,称chengtamendebanqianshiyinweiyingguotuooubirandaozhitamenbuzaixuyaoweiyulundundeouzhouzongbu

ruguozaiyingguotuoouhou,做zuoweioumengdeyigefenzhijigou,已yijingwufazailundunjixuzhixingtamendezhineng,我womenzaiqiandingzuyueshiwufayuliaodaogaiqingxing

shangyehetongshifouhuiyinweituoouerwuxiao

zaizhegeanjianzhong,主zhuyaoweiraozhuoyigeguanjiandewenti,那najiushiyingguohetongfaxiangxiade“Frustration”能nengfouzaituooushiyong

zaihuidawentizhiqian,先xiankanyixiadingyi

shouxian,“Frustration”一yibanzidianshangdejieshishicuobai、失shiwangdeng,作zuoweifalvshuyukeyilijieweiyinqingshibiangengerdaozhihetongmudeluokong

jiyinweimouxiehoulaifashengdemouxieshiqingerdaozhihuanjingfashengzhongdabiangeng,致zhi使shizhiqianqianshudehetongwuluncongshizhishanghuozheshangyeshang,无wufadedaojixuzhixingerzhongzhi

gaiyuanlikezhuisuzhi1863年nian,但danfatingyizhibuyuanyiqingyiyicishiyoulaijiechuhetongshuangfangdequanyi。最zuidayigeyuanyinjiushi,法fatingbuyuanyijierushuangfangshangyeshangdetanpan,即jimoufangtanliaogebad deal,他tamenhuixiangfangshefayonggailiyoulai使shizijibaituohetongdeshufu

fatingzaipanjueshuzhongyongliao12页yedepianfu,援yuanyinliao14个gezaiyingguohetongfashangdejingdiananli(其qizhongbaokuoliangge1903年nianaidehua7世shijiamianyishidequxiaoerdaozhibufenhetongshifouwuxiaodeanli)来laijieshizhegeyuanli,总zongjiexialaidagaibaokuoruxiajigefangmian

1. 这zheshiyigehengpingfashangdejiujifangshi,目mudeshiweiliaojiaozhengputongfashangguoyujianghuadeguiding

2. 该gaiyuanlideyingyongxiaoguoshi“杀shasi”合hetong,释shifangshuangfangdeyiwu,因yincizaiyunyongshibixuyangekongzhizaiyouxiandechanghe

3. 合hetongshuangfangwuxuzuochurenhexingwei,一yidangaiyuanlibeichufa,合hetongjigaozidongzhongjie

4. 该gaiyuanlidezhongxinshibunengyinweitichusuqiudeyifangdexingweihuoxuanzeerchufa

5. 发fashenglinghetongwuxiaodeshijianbushiyinweitichusuqiudeyifangerchansheng

anlidechanshutaiguoyufuza(但danfeichangyouqu),由youxingqudepengyoukeyisixialiao

shishirending

zai2019年nian2月yue20日ri,法fayuanzuihouliechuanjiandewugeshishizuoweizuihoupanjuedegenju

1. 物wuyexingzhiderending

ruyishang“事shijianqianhou”中zhongsuomiaoshu,法fatingrendinggaiwuyeshiCW为weiEMA“定dingzhide”(“bespoke”或huo“purpose built”)。

ruguomeiyouEMA从congchangqizukedejiaodujinxingchengnuo(尤youqishixianjinliujiaodu),CW或huoxujiugenbenbuhuijianzhedonglou

shuangfangzaijinxingshangyetanpanshi,尽jinguanyougezidelichanghekaolv,但danzuihouqiandingdezuyuerengranshidaibiaoliaoshuangfangdeyigegongtongmude,即jiEMA将jiangbagaiwuyezuoweitamendezongbudalou使shiyong

2. EMA性xingzhirending、财caizhengshenpichengxu

EMA的deqianshenshigenjuoumengzai1993年nian7月yue22日rideguidingsheli,在zai2004年nian3月yue31日rizhengshichengliEMA。根genjuoumengfaguiding,EMA将jiangfuzexiediaooumenggeguofuyuqidekexueziyuan,用yongyuyaopinshangdeguliang、监jianduyijiyaowujingjie

EMA拥yongyoudulidefarenrenge。在zaioumengchengyuanguozhongjianggenjugeguodefalv,享xiangyouzuidadefalvrengexiadeziyou。EMA可keyizixingshougouhuochuzhirenhedongchanhuobudongchan。他tamenyekeyicanyufatingsusongchengxu

EMA运yunyingzijinbufenlaiziyuoumengbokuan。如ruguoqiyexunqiuhuoweichioumengshouquanxuyaoxiangEMA缴jiaonafeiyong,EMA也yekeyixiangzhexieqiyetigongyouchangfuwu

qizhongoumengbokuanbufen,EMA管guanlihuijiuqizhixingrenhekenenghuishejizhongdazhichudexiangmu,必bixujinkuaitongzhiyusuanzhuguanjigou。这zheleixiangmubaokuochengzuhuogoumaiwuye

zaibenanzhong,在zaiqianshuzulinyixiangshuzhiqian,EMA于yu2011年nian4月yue18日rijiuyuCW的dezulinshiyitichurushangshenqing,欧ouzhouyihuiyeyu2011年nian6月yue7日rizuochutongyidepifu

TFEU第di341条tiaoguiding,欧oumengjiguandesuozaidibixugechengyuanguozhengfulianhexieshangjueding

1993年niandejueyishijiangEMA总zongbushezailundun

2018年nian11月yue16日riouzhouyihuiheoumengweiyuanhuijueyicong2019年nian3月yue30日rikaishi,EMA将jiangzaihelandeamusitedanshelibangongshi

tuoouhou,英yingguojiangbianchengxiangduiyuoumengde“第disanguo”。法faguanrenweiEMA处chuzhiweiyudisanguodebudongchandequanlibingweiyintuoouersangshi,欧oumengyekeyijixujianggaizongbufangzhiyudisanguo

dangrancongoumengjigouyunzuodeyouxiaoxingjiaodulaikan,离likailundunxuanzeamusitedanfeichangheli。但danzhebingbuyingxiangEMA处chuzhigaibudongchandequanli,因yincizhebunengchengweiEMA抗kangbianzuyuewuxiaodejichu

3. 租zuyuedejutiguiding

gaizuyuejingyouzulinshuangfanglvshitanpanqicao,非feichangrongchang,在zaizhelijintichuxiangguanyouzhengyidezhuanzutiaokuanlaijinxingfenxi

zuyueyunxuEMA在zaifeichangyouxianqieyangedeguidingxiakeyigongtongchengzu、转zhuanzuhuozhefenzu。EMA可keyiyuqitaoumengjigougongtongchengzu。如ruguoshifenzu,CW作zuoweifangdongkeyiyaoqiuEMA为weifenzuzuketigongyigekeyijieshoudedanbaoren

zhuanzuguidingdatongxiaoyi,前qiantishiCW的deliyibunengshousun。尤youqishiruguozhuanzugeifeioumengjigou,CW可keyiyaoqiuEMA签qianshushouquandanbaoxieyi,为weishourangrenzaizuyuedeyiwutigongdanbao

gaizuyuezuqiyigong25年nian,一yizhidao2039年niancaidaoqi,EMA在zaiqianshuzuyueshimingqueliaojiegaizuyueshimeiyoupozuqide(CW不buyuanyijiucizuochurenherangbu,如ruguoyaoCW就jiugaiwentirangbu,那nazhenggezuyuetiaokuanbaoyejiangzhongxinjinxingtanpan)。

faguanrenweijinguantuoouchaochuhetongshuangfangdeyuliaohekongzhi,但danEMA愿yuanyiqianshuzheyangyifenchangqiqiewupozuqidezuyue,即jiyingdangrendingweiEMA愿yuanyichengshou25年nianneichuxiandefengxian,而erqieshuangfangyejiukenengchuxiandefengxianzuoliaoyidingdefangfancuoshi,即jiyunxuEMA进jinxingzhuanrang

4. 签qianshuzulinyixiangshushishifoukeyiyujianyingguotuoou

jinguanyingguoheoumengzhijiandeguanxiyizhihenweimiao,但danfaguanrenweizaizuyueqiandingshi,双shuangfangbingbunengyujianyingguotuoouzhegeshijian

5. 保baoxian

jinguanCW对duizukebuzhifuzujinjinxingliaotoubao,但danzhebushiweiliaofangzhi“脱tuoou”这zheyangdebukeyujianyinsuershezhide

tuoouyuqiyuejingshen

zaizuihoupanjuezhong,法faguanrenweituooubingbunenglinggaizuyuewuxiao,因yinqingshibiangengerchanshengde“非feifayinsu“或huozheshuangfanggongtongmudedeluokongjunbudedaofatingdezhichi

“英yingguotuooubingbugouchengzuyuewuxiao(the lease will not be frustrated)的deliyou。”

shuangfang(尤youqishiEMA)的deyiwubingbuyinyingguotuoouchengwei”第disanguo“,或huozheshiEMA选xuanzejiangzongbuconglundunqianwangamusitedanerhuodejiechu

suoyi,EMA必bixujixuzhixingqiujier广guangchang30号hao(30 Churchill Place)租zuyuexiadeyiwu

tuooubugoucheng退tuizuliyou

panjuejieguoduiyingguoshangyedichandeyiyi

jinsiquematoujituandeshouxizhixingguanjiandongshichangGeorge Iacobescu曾zengjingbiaoshi,如ruguoEMA胜shengsubingtiqian退tuizu,将jianghuirangCW亏kuisun2.64亿yiyingbang

buguo,这zhechangguansikenengsuoyinfadeyingxiang,远yuanbiCW损sunshidena2.64亿yiyingbanggengjiashenyuan

George Iacobescu在zaisuihoubuchongdao,如ruguoEMA成chenggong,这zhejianghuipohuaiyingguofalvdejibenyuanze,但danwomenqiwangyuwomenqiandinghetongdeqitafangzunzhongfalvhezijideyiwu

xingyeqitalvshiyezengjinggao,如ruguofayuanzuizhongzhichiEMA的desuqiu,会huiweiqitagongsidakaijiechuzuyuedexianli

xianliyidandakai,将jianghuixingcheng“多duominuogupaixiaoying”,大dadachongjiyingguoshangyedichanshichang

jieshi,不bujinjinshioumengdejigoukeyiyituoouzuoweijiechuzuyuedeshiyou,其qitashangyejigouyehuixiao仿fang

zaijinyibulaishuo

yituoouweiyoulaijiechuzuyuehuankeyiyingyongdaogezhongqitashangyehetongshang,而erzheyejianggeiyingguozhenggeshangyehuanjingdailai广guangfandebuquedingxing

ruguoEMA成chenggong退tuizu,大daloudaikuanfanghedaloubenshendejiazhiduhuishoudaoyanzhongyingxiang

suoxing,法faguandepanjueduituoougongtouhoudeyingguoshangyedichanfachuliaoyigezhongyaodexinhao,那najiushizaituooudeqingkuangxia,公gongsirengranyaozunshouzulintiaojianhetiaokuan

tongshizheyeconglingyifangmianzhengming,英yingguofangdichanhetongshoudaofalvyangebaohu,并bingbuxuyaodanyouzukeyinweitufashijianshenqingweiyue

zhegepanjuedeyiyi,不bujintixianliaoyingguodichanzulindeanquanxing,从conghongguanlaikan,也yebaozhengliaoyingguojingjidewendingxing

shijianhouxu

1. 2019年nian3月yue3日ri,法faguanyunxuEMA提tichushangsu。鉴jianyugaianjuyouzhongdayingxiangli,并bingqieyoushengsudekeneng,因yincichushenfaguantongyijianganyisongshangsutingjinyibushenhe

2. 美meiguogongxiangbangongkongjiangongsiWework开kaishiheEMA谈tanpan,希xiwangchengzugaiwuyezuoweiqizailundunxinjinrongchengdediyigegongxiangbangongkongjian

3. 到daomuqianweizhi,EMA和heCW两liangfanghejihuadiaoliaochaoguo320万wanyingbangdelvshifei。该gaishuzijiangyinweiEMA提tichushangsuerjixuzengjia

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