Comments on Draft Vietnamese Land Law 2023

In recent months, the Government has published the draft Land Law 2023 and asked for public comments. In March 2023, Venture North Law submitted to the Ministry of Natural Resources and Environment our comments to the draft . The comments are contributed by Nguyen Quang Vu, Nguyen Bich Ngoc, Nguyen Hoang Duong and Ha Kieu Anh. A copy of our comments in both English and Vietnamese can be downloaded here. Be prepared! The document is 200 page long.

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Comparison: Investment inside vs. outside an industrial park/industrial cluster in Vietnam

As Vietnam is on its way to become a new global manufacturing hub, many investors now consider the country as a new destination for their manufacturing business. However, finding the right location to implement the proposed project may be a vexed question.

In general, the following options are available for the investor:

  • Option 1: Acquisition of land inside industrial manufacturing-oriented zones, which include industrial park (IP) and industrial cluster (IC); and

  • Option 2: Acquisition of land outside the industrial manufacturing-oriented zones.

In this article, we discuss and compare the available options based on specific criteria and from both legal and practical perspectives to assist investors in making their best decision.

With respect to the industrial manufacturing-oriented zones, the law distinguishes between IP and IC based on certain criteria. In addition, the legal frameworks applied to investment in the IP and IC may sometimes be different. Accordingly, doing investment inside the IP and IC will be discussed separately as two potential options, where applicable.

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The Crime of Fraud And Misuse of Bond Issuance Proceeds in Vietnam

In 2022, Vietnamese authorities brought charges against two principal shareholders of Tan Hoang Minh and Van Thinh Phat for the crime of fraud (Tội lừa đảo) under Article 174 of the Penal Code 2015. Newspaper reports suggest that the relevant individuals have undertaken fraudulent activities in issuing corporate bonds and appropriate the bond issuance proceeds from bondholders. However, to prove that an individual commits a crime of fraud, the authorities would need to produce more evidence to support their cases.

Article 174 of the Penal Code 2015 imposes criminal liability to an individual who appropriates others’ properties by fraudulent means. Based on comments from reputable scholars (link 1, and link 2), the crime of fraud has the following characteristics:

  • Only individuals could be convicted of the crime of fraud. Companies cannot be convicted of this crime. Accordingly, the entities issuing corporate bonds in the above cases cannot be convicted of the crime of fraud;

  • The criminal must have the intention to appropriate properties of other persons. To appropriate a property, the criminal must obtain all three elements of ownership right including right of possession, right to use and right to dispose the property. If the criminal only obtains one or two elements of ownership right then it is not a crime of fraud. In a similar provision, the Penal Code 2015 applies criminal liabilities to a person who borrows monies from other but, among other things, does not repay when the loan is due even though such person has the capacity to repay the loan. This provision suggests that if the loan is not due yet then the act of appropriation might not have occurred. Accordingly, if the bond issued by the relevant issuing entities are not due yet then it is not clear if the bond proceeds can be treated as being appropriated by the relevant individuals;

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DRAFT REGULATIONS ON INFORMATION DATA CENTER SERVICE

The Government is drafting a Decree to amend some articles of Decree 72/2013 on administrating, providing and using Internet services and online information (Draft Decree). The Draft Decree proposes several major changes of Decree 72, one of which is the expansion of the governing scope of Decree 72 to cover the service of information data center (dịch vụ trung tâm dữ liệu). Previously, there is no set of regulations governing this service.

Various new provisions on information data center service are included in the Draft Decree. For instance:

1. Certain definitions relating to information data center service are introduced, e.g.:

(a) Service of information data center (kinh doanh dịch vụ trung tâm dữ liệu) which is defined as a commercial activity to provide computing and storage capacity for technical infrastructure conducted by data centers, including: server rental services (dịch vụ cho thuê máy chủ), service of renting out data center’s space (dịch vụ cho thuê chỗ tại trung tâm dữ liệu), service of renting out data storage space (dịch vụ cho thuê chỗ lưu trữ dữ liệu), and cloud computing service (dịch vụ điện toán đám mây);

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