中文柬埔寨土地法律法规简介Land Law and Regulations in Cambodia

Thismemorandum discusses basic laws and regulations in Cambodia governing land ownership and procedures to obtain hard titles of the land and land usage such as mortgage and lease.
本备忘录讨论了柬埔寨有关土地所有权的基本法律法规以及申请获得土地证书、土地使用权益的程序，如抵押和租赁。
Thismemorandum is prepared based on our analysis of the following laws:
本备忘录根据我们对如下法律的分析拟就：
1-Civil Code dated 08 December 2007 (“Civil Code”); 2007年12月8日颁布的民法（“民法”）;
2-Law on Implementation of Civil Code dated 31 May 2011 (“Law on Implementation of Civil Code”); and2011年5月31日颁布的“民法实施细则”（“民法实施细则”）;
3-Land Law dated 30 August 2001 (“Land Law”) 2001年8月30日颁布的土地法（“土地法”） Most articles in the Land Law were abrogated by the provisions of Civil Code and the Law on Implementation of the Civil Code.“民法”和“民法实施细则”的规定废除了“土地法”中的大多数条款
历史概述
During the Democratic Kampuchea regime (1975-79), the Khmer Rouge abolished ownership of land and destroyed all existing official land records in Cambodia. At this time, private ownership of land was abolished and all land belonged to the State. For the decade following the overthrow of the Khmer Rouge regime, the State continued to own all land.
在民主柬埔寨政权（1975-79）期间，红色高棉废除了土地所有权并摧毁了柬埔寨的所有官方土地记录。在此期间，土地私有制被废除，所有土地都归国家所有。在推翻红色高棉政权后的十年中，国家继续拥有土地所有权。
This began to change towards the end of the 1980s, and in 1992, a Land Law was passed which recognized that all Cambodians have the right to own and transfer land. By this time, many properties, especially in Phnom Penh, were informally owned by politically powerful or well- connected families, or had been occupied by refugees who had moved into the city from the countryside.
这种情况在1980年代末开始发生变化，1992年， “土地法”的通过承认所有柬埔寨人都有权所有和转让土地。在这一时期，许多财产，尤其是金边的财产，都是由政治强权或有关系的家族非正式所有，或者是由从农村迁入城市的难民所占据。
From 1995 to 2002, pilot projects supported by the German, Finnish and French governments registered 81,000 land parcels. Due to ongoing land disputes among private persons and private persons and big companies, the government of Cambodia launched in 2012 a campaign to measure land and delineates boundaries and provides titles to Cambodian people. Whilst this project achieved some success, land disputes remain a significant issue in Cambodia.
从1995年到2002年，德国、芬兰和法国政府支持的试点项目共登记了81,000块地块。由于私人之间以及私人和大公司之间持续的土地纠纷，柬埔寨政府于2012年启动了一项测量土地和划定边界并为柬埔寨人提供产权的运动。虽然这个项目取得了一定成功，但土地纠纷仍然是柬埔寨的一个重大问题。
土地法
A new Land Law was promulgated in 2001 to establish a framework for the recognition of land and property rights throughout Cambodia. This law addressed the following topics:
2001年新颁布的“土地法”，建立了一个承认柬埔寨各地土地和物权的框架。该法律强调了以下方面：
❖ private ownership for both residential and agricultural holdings;
住宅和农业资产的私人所有权;
❖ creation of a land registry and systems for registering titles and encumbrances;
建立土地登记系统登记所有权和优先权利;
❖ mechanisms for identifying the boundaries of state land;
确定国有土地边界的机制;
❖ mechanisms for distribution of state land, as“social concessions”;
国家土地分配机制，即“社会特许权利”;
❖ communal tenure for indigenous communities and religious sites; and
原住民社区和宗教场所的公共自留权利; 和
❖ a cap on industrial agricultural concessions to 10,000 hectares.
工业农业用地特许限制在10,000公顷的封顶。
The full implementation of the Land Law and its associated regulations is expected to take many years. Due to lingering uncertainty over possession and ownership, it is important for investors to perform due diligence before acquiring any property interests in land. Even today, the legal legitimacy of landholding varies widely.
“土地法”及其相关法规的全面实施预计需要数年时间。由于占有和所有权的众多不确定性，投资者在获得土地相关权益之前进行尽职调查就非常重要。即使在今天，土地所有权的合法性也各不相同。
民法
The Civil Code was passed in 2007 and came into force through the Law on the Implementation of the Civil Code at the end of 2011. The Civil Code clarified major issues relating to land and property in Cambodia as follows:
“民法”于2007年通过，并于2011年底通过“民法实施细则”正式生效。“民法”澄清了与柬埔寨土地和财产有关的主要问题，包括如下方面：
Ownership of real property: Real property can be acquired by acquisition, contract and succession. In addition, it provides for acquisition by possession: a person who possesses a piece of land for more than 20 years with the purpose of possession shall acquire the real property. A period of 10 years shall apply in the case that the possession in the first place is not in the form of a wrongful or dishonest act.
不动产所有权：不动产可以通过收购、合同和继承获得。此外，不动产可通过占有获得：以占有为目的占有一块土地超过20年，就应当获得该不动产。10年期限应当适用于首先占有，且非不法行为或欺诈行为。
Long-term lease: Long term lease is a lease agreement over real property for 15 years or more. A long term lease shall not exceed 50 years but renewal for up to an additional 50 years is permitted.
长期租赁：长期租赁是指为期15年或以上的不动产租赁协议。长期租约不应超过50年，但续租不超过50年是法律允许的。
Private ownership of state land, Buddhist temples’ land, minority ethnic groups’ land and other communities’ land is not permitted.
国有土地、佛教寺庙土地、少数民族土地和其他社区土地的私人所有权是不被允许的。
所有权
The Land Law and its associated regulations have created two different ways to register land. In the systematic system, the government chooses areas in which all plots of land are measured, registered and titled, until eventually the whole country is registered. In contrast, sporadic registration is initiated by owners applying for land titles from the central Cadastral Office.
“土地法”及其相关法规创造了两种不同的土地登记方式。在系统性登记中，政府选择的区域都是已经被测量、登记和颁发证书的地块，直到最终整个国家的土地都进行了登记。相比之下，零散登记是所有者主动向中央地籍办公室申请土地证的行为。
占有
All legal possessors of land have the right to convert their possession into ownership when systematic registration comes to an area or a sporadic title is applied for. To constitute legal ownership, possession must have commenced before 30 August 2001, and must have been continuous, peaceful, honest, unambiguous and known to the community. There can be no legal possession of State public land, private land held by an individual, or collective land.
所有合法占有土地的人都有权在系统性登记到该地区或申请零散产权证书时，将其占有转换为所有权。要构成合法所有权，占有行为须在2001年8月30日之前开始，且须连续、和平、诚实、明确，并为社区所知。国家公共土地、个人所有的私人土地或集体土地不得合法占有。
Legal possession of land is not as strong as ownership, but it gives the possessor rights to live on the land, transfer it to others, and to prevent people from trespassing on the land. In practice, title requests are often refused, especially for communities who are facing the threat of forced eviction. Other barriers to registration include the 4% transfer tax charged by the Cadastral Office, high unofficial fees, and processing delays. Many legal possessors may also lack sufficient evidence of their ownership to satisfy authorities of their claim.
合法占有土地的效力低于土地所有权，但其赋予占有者在土地上生活，转让给他人、以及防止他人非法侵入的权利。在实践中，产权证书的请求经常被拒绝，特别是正在面临强行拆迁威胁的社区。其他登记障碍包括地籍办公室收取的4％转让税、高额的非官方费用和程序的延误。许多合法占有者也可能缺乏足够的证据以证明其所有权，从而无法满足主管部门对其主张的要求。
土地经营管理项目
In 2002, the Land Management and Administration Project (LMAP) was initiated to implement systematic registration, with the support of the World Bank and the governments of Germany, Finland and Canada. The objective of the project is to assist the Royal Government of Cambodia to reduce poverty, promote social stability and stimulate economic development through improving land tenure security and promoting the development of efficient land markets.
2002年，在世界银行和德国、芬兰及加拿大政府的支持下，土地经营管理项目（LMAP）启动，以实施系统性登记。该项目的目标是协助柬埔寨王国政府减少贫困、通过改善土地所有制保障和促进土地市场的有效发展，以提高社会稳定及刺激经济发展。
In working towards its objectives, LMAP, and its recent incarnation as LASSP (Land Administration Sub-Sector Program) has had a number of successes. These include developing key parts of the legal framework for land administration, training Ministry and technical staff, and adjudicating over a million titles. Pursuant to its mandate, the titles issued have been in predominately rural areas that are non-contentious and are relatively easy to adjudicate.
为实现该目标，LMAP及其最近的代表LASSP（土地管理分组项目）已经取得了许多进展。其中包括制定土地管理法律框架的关键部分、培训政府部门和技术人员、以及超过100万个的产权确权。根据其授权，这些产权主要是在农村地区、且没有争议，相对容易确定。
LMAP titles are considered reliable as they are anchored to GPS points and may be valued at a premium by foreign purchasers.
LMAP产权被认为是可靠的，因为它们通过GPS点位标注，并且可能被外国买家估值更高。
土地证
小产权
Land held under soft title is registered at the local sangkat (council) or district level only and not at the national level. It is technically considered “possession” status and not ownership. Soft title documentation can take a variety of forms, including building applications which act as proof of ownership. Owners with no evidentiary documentation may request a possession status certificate from the local sangkat. A letter of transfer from the previous possessor stamped by the sangkat and the district office is also proof of soft title.
小产权所持有的土地仅在当地的分区（地方议会）或地区一级登记，而不是在国家一级登记。严格来说其在法律意义上被视为“占有”状态而非所有。小产权可以采用多种形式，包括建筑施工申请，可作为所有权的证明。没有证据文件的所有者可以向当地的分区申请占有状态证书。原占有者出具的转让函，经分区和地区办公室盖章，也是小产权的证明。
If land to be purchased is soft title, the buyer should conduct due diligence at the sangkat and district office to identify who the local officials view as the owner of the land. Similar enquiries should be made of neighbors. The property boundary should be carefully checked, as borders are often not properly demarcated and overlaps can be significant.
如果要购买的土地是小产权，买方应在分区和地区办公室进行尽职调查，以确定当地官员认可的土地所有者。类似的询问应在邻居间进行。地产界限应该仔细核查，因为界限通常都没有正确测量划分过，且重叠严重。
正式产权
A hard title is an ownership certificate which is issued by the Cadastral Office and recognized at national ministerial level as well as at the sangkat and district level. This is the most secure form of ownership, as registration should be the only evidence required of indefeasible title.
正式产权是由地籍办公室颁发、并在国家部级以及分区和地区一级都得到认可的产权证书。这是最安全的所有权形式，因为登记应是产权不被剥夺的唯一证据。
However, many transactions or ownership transfers are still largely done with soft title deeds and at the commune and district level in the interests of a speedy transaction and to avoid paying higher transaction costs, including property registration tax at 4%, ownership transfer fees, and unofficial fees. The ownership transfer process at the Cadastral Office usually takes between one to four weeks.
然而，许多交易或所有权转让仍主要以小产权证在公社和地区层面进行，以便快速交易、规避支付更高的交易成本，包括4％的财产登记税、所有权转让费和非官方费用。地籍办公室的所有权转让程序通常需要1到4周的时间。
土地使用以确保贷款偿还
Under the Civil Code, there are only two categories of security mechanisms available for the land owner to secure the loan repayment with the bank: (a) hypothec and (b) pledge.
根据“民法”，土地所有者只有两类安全方式向银行偿还贷款：（a）抵押和（b）留置。
a) 抵押
The Civil Code newly reintroduced the notion of “Hypothec” by which the land may be used to secure one or more loans in the absence of the transfer of the title deed to the creditor (bank). Legally speaking, if the land is under pledge or hypothec, the owner of such land cannot freely sell or dispose the land, unless the subject land has been duly discharged from the pledge or hypothec by the Cadastral Office.
“民法”新近重新引入了“抵押权”的概念，在没有将产权证转移给债权人（银行）的情况下，土地可确保一笔或多笔贷款。从法律上讲，如果土地处于留置或抵押状态，则该土地的所有者不能自由出售或处置土地，除非该土地已经由地籍办公室正式解除留置或抵押。
b) 留置
Under the Civil Code, a creditor is entitled to hold possession of the thing that it has received from debtors or a third party as security for their claims, and to obtain satisfaction of his/her claim out of such thing in preference to other creditors. It means that if the owner chooses to put his/her land under a pledge agreement, the subject land will be transferred into possession of the creditor, unless otherwise agreed by the parties to the pledge agreement.
根据“民法”，债权人有权占有其从债务人或第三方收到的，作为其债权的担保，并较其他债权人有优先受偿权。这意味着如果所有者选择将他/她的土地置于留置协议下，除非留置协议各方另有约定，否则该土地将转移到债权人的占有之下。
The term of the pledge is up to 5 years and renewable.
单次留置期限最长为5年，可以续签。
外国土地所有权
Foreigners were formerly barred from owning land in Cambodia under Article 44 of the Constitution, although the Investment Law of 1994 permitted investors to use and develop land, and to sign unlimited long-term lease agreements.
尽管1994年的“投资法”允许投资者使用和开发土地，并签署无限期的长期租赁协议，但根据“宪法”第44条，外国人原本被禁止在柬埔寨拥有土地。
Generally, private land can only be owned by Cambodian individuals or by Cambodian legal entities. A legal entity has Cambodian nationality if 51% or more of its shares are held by Cambodian citizens.
一般来说，私人土地只能由柬埔寨公民或柬埔寨法人主体拥有。如果法人主体的51％或更多股份由柬埔寨公民持有，该法人主体具有柬埔寨国籍。
A recent sub-decree passed by the Council of Ministers now allows foreigners to purchase up to 70% of a building, with the exception of the ground floor or within a certain distances from an international border. Investors have so far been cautious in taking advantage of this opportunity. It is anticipated that at least in the early years, it will be mainly new apartments rather than pre- existing ones that will be purchased in this manner.
部长会议最近通过的二级法令现在允许外国人购买一栋建筑的70%，但一层或在国际边界一定距离内除外。投资者到目前为止对利用这一机遇保持审慎态度。预计至少在这最初的几年，以这种方式购买的将主要是新建公寓，而不是存量房。
There are alternative ways for foreigners to invest in Cambodian property:
外国人投资柬埔寨不动产有如下选择：
长期租赁/土地特许
Long-term leases are another common way to control land. There is no maximum term for which land can be leased from a private owner; leases commonly last for 50，70 or 99 years.
长期租赁是另一种控制土地的常用方式。从私人所有者租赁土地的期限没有上限;租赁期限一般为50年、70年或99年。
A clause can be inserted into the lease requiring the owner to get the lessee’s permission to sell, and/or entitling the lessee to convert to full ownership with the lessor's cooperation. In addition, a ‘block sale notice’ can be registered with the Land Office, instructing the office not to sell the land without the lessee's permission.
可以在租约中加入一项条款，要求所有者获得承租人的同意后再出售，和/或在出租人的配合下，将承租人完全转为所有人。此外，可以向土地办公室登记“禁止销售通知”，指示办公室未经承租人同意不得出售土地。
Long term leases can now be registered at the national Cadastral Office and noted on the land title deed. A 99-year term is based on the Land Law, but under the Civil Code, the term of the long term lease is up to 50 years. According to the Law on the Implementation of Civil Code, if a long- term lease was granted prior to the entry into force of the Civil Code and the remaining term exceeds 50 years, the term will survive the Civil Code’s term. However, if the remaining term of the long-term lease exceeds 99 years, it will be reduced to 99 years. In addition, a certificate separate may be issued to the title deed noting the lessee’s interests in the property. This certificate can be traded by the lessee and used as security to obtain financing.
长期租约现在可以在国家地籍办公室登记，并在土地证书上注明。99年的期限是基于“土地法”，但根据“民法”，长期租约的期限最长为50年。根据“民法实施细则”，如果在“民法”生效之前长期租约已签订并且剩余期限超过50年，则该期限将在“民法”的有效期内继续有效。但是，如果长期租赁的剩余期限超过99年，则其减少至99年。此外，可在所有权证书外附一份单独证书，注明承租人在该不动产上的权益。该证书可由承租人进行交易，并用作担保以获得融资。
The competent authority may grant a concession to any natural person or legal entity or group of persons. Land concession shall respond to a social or economic purpose. The term of concession varies from case to case. Under the Civil Code, the term of land concession (or perpetual lease) is limited to 50 years, but can be renewed. A land concession can only be granted on land that is not the private property of the State. Land concessions areas shall not be more than 10,000 hectares.
主管当局可以向任何自然人或法人主体或团体授予特许权。土地特许应符合社会或经济目的。特许权的期限因情况而异。根据“民法”，土地特许(或永久租赁)的期限限制为50年，但可以续签。土地特许权只能授予不属于国家私有财产的土地。土地特许面积不得超过1万公顷。
国有土地
The Land Law 2001 divided land into three main classifications: State property, private property and collective property. State property is divided into State public and State private property. Collective property is divided into monastery and indigenous community property.
“2001年土地法”将土地分为三大类：国有财产，私有财产和集体财产。国有财产分为国家公有财产和国家私有财产。集体财产分为僧侣和原住民社区财产。
State public property is property that is available for the public to use, or property that provides a service to the public. This includes property of natural origin (forests, riverbanks, seashores, lakes) and airports, roads, public gardens, public hospitals, administrative buildings and archeological, cultural, or historical sites such as Angkor Wat.
国家公共财产是可供公众使用的财产，或为公众提供服务的财产。其中包括自然资源(森林，河岸，海岸，湖泊)和机场、道路、公园、公立医院、行政建筑和考古、文化、或历史遗址如吴哥窟。
State public property cannot be bought or sold by people or companies. It may be leased, but for no longer than 15 years, and the lessor must not damage the land or change its public function.
国家公共财产不能由个人或公司买卖。它可以租赁，但不得超过15年，承租人不得破坏该土地或改变其公共用途。
However, if the land is no longer used for the public interest, it can become State private property by prime-ministerial sub-decree.
但是，如果该土地不再用于公共利益，它可以通过首相的二级法令成为国家私有财产。
State property that is not public is State private property and may be sold or leased by the Government in accordance with the law.
非公共的国有财产是国家私有财产，可以依法出售或者出租。
The State may compulsorily acquire private property if it is in the public interest and there are no viable alternatives. In this situation, the State must give the owners fair compensation before taking the land. Under the Land Law, the Government should also ensure that those evicted have access to alternative adequate housing and land.
因公共利益，国家可以强制收购私有财产，且不可逆转。在这种情况下，国家必须在取得土地之前给予所有者公平补偿。根据“土地法”，政府还应确保被拆迁人能够获得替代性适当住房和土地。