The pre-emptive right in real estates

Predkupna pravica predstavlja eno izmed oblik omejitve lastninske pravice podobno kot razlastitev, služnost v javno korist, pravni režim javnega dobrega in podobno. Predstavlja omejitev pogodbene avtonomije za predkupnega zavezanca s kom bo sklenil pravni posel. Poseg v pogodbeno avtonomijo lastnika nepremičnine je deloma skompenziran vsaj z dejstvom, da ima predkupni upravičenec možnost, da kupi nepremičnino pod enakimi pogoji kot 3. oseba in posledično ne more vplivati na druge pogodbene pogoje (npr. ceno, način plačila, izročitev nepremičnine…). Predkupna pravica na nepremičnini lahko nastane na podlagi pravnega posla (pogodbena predkupna pravica) ali na podlagi zakona (zakonita predkupna pravica). Čeprav gre za razmeroma majhen poseg v lastninsko pravico, so lahko take omejitve zaradi svoje številčnosti, deloma pa tudi neusklajenosti, v praksi precejšnja ovira. Do tega lahko pride zlasti, ko obstaja glede iste nepremičnine več zakonitih predkupnih pravic v korist različnih upravičencev, ki jih predvidevajo različni zakoni, pri čemer njihovo razmerje ni dovolj jasno opredeljeno. Tako se stranke, hkrati z njimi pa tudi notar, lahko znajdejo v dilemi, po katerem vrstnem redu je treba upoštevati posamezne zakonite predkupne pravice.The pre-emptive right represents one of the forms of ownership restriction, similar to the expropriation, easement in the public interest, the legal regime of the public good. It represents a restriction on contractual autonomy for pre-emptive person with whom a transaction will be concluded. The interference with the contractual autonomy of a property owner is partially compensated by the fact that the beneficiary has pre-emptive option to buy the property under the same conditions as the third person and consequently can not affect other terms (price, payment method, delivery of real estate, etc.). The pre-emptive right may arise in a legal transaction (contractual pre-emptive right) or under a law (legal pre-emptive right). Despite the fact that this is a relatively small intervention in property rights, such restrictions may represent a significant barrier in practice due to their abundance and partly also due to disparities. This may particularly occur when there is more than one legal pre-emption right on the same property in favor of different beneficiaries provided for by different laws, and their relationship is not clearly defined. Both, the parties and the notary may find themselves in a dilemma concerning in what order the specific statutory pre-emption rights should be taken into account