A famous investment group in Shanghai was invited by a county-level government to build a five star hotel in the downtown area of the county. Upon completion of the sealing of the hotel’s roof, macro-economic control policies at the national level were tightened up, which severely affects the occupancy rate of upscale hotels, thus making the hotel unlikely to make profit from the project. The investment group decided to exit. A bank showed interest in the hotel as it requires a new office building with its business expansion. After negotiation and obtaining approval from the local government, the two parties decided to proceed with the transfer of the ongoing project while transforming the five-star hotel project to an office building project. Mr. Yang represented the investment group by providing comprehensive legal service including legal counseling, analyzing and comparing the different strategies available, negotiating on behalf of the client and the drafting of legal documents during the transfer of the project.
杨春宝一级律师简介
常见法律问题
在建酒店转让并变更用途为办公楼，是否需要政府批准？需要哪些具体审批？
需要。根据《城市房地产管理法》第38条，转让在建工程需满足完成开发投资总额25%以上等条件，并须经土地管理部门和规划部门批准。同时，根据《城乡规划法》第43条，项目用途变更必须取得原规划主管部门的许可，并重新办理建设用地规划许可证和建设工程规划许可证。本案例中双方在获得当地政府批准后才进行转让，体现了该程序必要性。
宏观调控政策导致酒店项目无法盈利，投资方能否以情势变更为由解除合同或请求变更？
可以依据《民法典》第533条主张情势变更。该条规定，合同成立后发生当事人无法预见的、非商业风险的重大变化，导致继续履行明显不公平的，可请求法院或仲裁机构变更或解除合同。本案中，国家宏观政策导致高端酒店入住率严重下降，属于不可预见的重大变化，投资方有权请求变更转让方式或解除原开发协议。但需注意，法院会严格审查是否构成情势变更，且需通过诉讼或仲裁程序。
在建工程转让时，原已取得的土地使用权和规划许可如何处理？能否直接变更给受让方？
不能直接变更。根据《城市房地产管理法》第39条，转让在建工程时，土地使用权随项目一并转移，但需办理土地使用权变更登记手续。同时，原规划许可需由受让方重新申请，经规划部门批准后核发新的许可文件。本案例中，酒店项目改为办公楼属于用途变更，必须重新办理规划审批，并在转让合同中明确约定出让方协助受让方办理相关手续的义务，否则可能面临无法过户的风险。
以上内容仅供参考，不构成法律意见。如需专业法律服务，请联系杨春宝一级律师：chambers.yang@dentons.cn
