Land Sublease: How to Enter into a Land Sublease Agreement?

 Land Sublease: How to Enter into a Land Sublease Agreement?

Subleasing land plots is a crucial agreement, particularly in the development of the agricultural and industrial sectors in Ukraine. When clients approach a land law attorney, they encounter a variety of concerns. Among these, the most frequent questions include:

  • What documents are required for leasing or subleasing land?
  • How can one protect their rights as a lessee or sublessee and avoid potential risks?
  • What does subleasing land involve, and how can one correctly execute a sublease agreement for a land plot?

In our article, leveraging our expertise, we aim to address these queries and delve into the significant legal aspects of subleasing land plots. We place a special emphasis on safeguarding the rights of all involved parties and outlining their responsibilities.

For those in need of personalized advice on land subleasing in Ukraine, our land law experts are at your service. We offer comprehensive consultations, prepare all necessary documentation, and represent our clients in all matters concerning land leasing.

Our firm's legal expert will:

  • Pinpoint potential risks that might emerge during the subleasing process, developing a land sublease agreement to mitigate these risks as much as possible.
  • Ensure the agreement encompasses provisions that regulate procedures and oversight of their implementation.
  • Adhere to up-to-date legislation and regulatory standards pertaining to leasing and subleasing, taking into account their future impact on the agreement.

With our guidance, every agreement is secured, and resolving legal matters becomes straightforward and effective.

You may also like: Leasing State-Owned and Municipal Land: How to Properly Formalize the Deal?

Pitfalls and Risks in Subleasing Land

From our experience, we understand the importance of considering certain factors when concluding land sublease agreements. Here are some practical tips:

  • Conducting a thorough legal audit of the land plot before finalizing any lease agreement is vital. This audit should verify the plot's designated use and potential uses to ensure they align with the lessee's intended purposes.
  • It's important to carefully assess the plot's location and, if necessary, clarify its boundaries on the ground. In practice, there can often be discrepancies between the official records in the state cadastre and the actual location of the plot.
  • Existing restrictions on the use of the plot, any encumbrances (such as mortgages), and any current lease agreements should be carefully reviewed. These factors can significantly impact the rights of the user.

We know how crucial it is to thoroughly audit to identify specific conditions and potential risks associated with agreement termination and to rectify any identified breaches. There are instances where a land lease agreement may be deemed invalid due to several reasons:

  • A lack of agreement on essential terms between the parties, such as a comprehensive description of the lease object, the agreement's start and end dates, rental fees, payment terms, indexation, and responsibilities of the parties.
  • The legal capacity or competency of one of the parties being in question (for example, due to minority or incapacity) could lead to the agreement's invalidation.
  • The necessity for the land sublease agreement to be in written form.
  • The agreement being signed by someone without the authority to do so. Only the land plot owner or a duly authorized/legal representative should sign the lease agreement.

These scenarios highlight just a few complexities that could render a land lease agreement void. It's crucial to understand that each case demands a tailored analysis.

You may also like: Leasing Land by a Legal Entity in Ukraine: How to Conclude a Safe Agreement?

Subleasing a Land Plot: Key Nuances and Differences Between Subleasing State/Municipal Land and Private Land

Subleasing land is an agreement whereby a lessee (the person who has leased a land plot) transfers a portion of this plot to another party (the sublessee). The process should ideally begin with the lessee desiring to allocate a part of their leased land to another party. This arrangement is formalized through a land sublease agreement, documenting the terms of the land plot's transfer and utilization.

Many people are not fully aware of the conditions mandatory for a lease agreement. We often remind our clients of the importance of adhering to the restrictions and terms of the primary lease agreement. When conducting an audit, it's crucial to consider certain restrictions set by the legislature for subleasing, particularly the prohibition of transferring plots that include a water body (except for channels of irrigation and drainage systems) and those that are occupied by integral property complexes owned by the state or municipality.

The right to use not only the land but also any water body located on the plot can only be granted under the terms of the lease agreement, not the sublease. What are the main aspects of such an agreement, and what should be taken into account?

  • The lessee, obtaining rights to a land plot with a water body, is responsible for the use of both resources.
  • When utilizing a water body, the lessee is obliged to pay rent for both the water body and the land underneath it.
  • A lease agreement for land with a water body should contain information about:

- The rental cost associated with the water body;

- The volume and surface area of the water body, covering aquaculture technological ponds;

- An inventory of hydraulic structures and other infrastructure located on the land;

- The obligation of the lessee to safeguard and enhance the water body's ecological status.

It is vital to note that the documentation of the water body is an essential component of the agreement.

It's important to note that acquiring the lease rights for a land plot with a water body involves a complex procedure, necessitating a thorough grasp of all agreement facets.

The lease agreement should explicitly allow for the possibility of subleasing the plot. Additionally, obtaining the lessee's consent is mandatory unless the agreement specifies otherwise. For example, land lease agreements in Kyiv, overseen by the Kyiv City Council, mandate the acquisition of the lessor's written approval for subleasing the land plot or any part thereof.

Our services include:

  • Gathering the necessary documents for drafting a sublease agreement for a land plot.
  • Preparing the agreement considering the requirements of the parties and legislation.
  • Registering the lease right in the registry.

Furthermore, our experienced team has a proven track record of successful interactions with the relevant regulatory bodies and registration entities, greatly facilitating the process of securing the required permissions and the registration of lease rights.

Our goal is to provide our clients with reliable and professional legal support. We guarantee a personalized approach to each client, considering their unique needs and the specifics of the transaction.

Learn more about our legal services in land law here.

Publication date: 12/01/2024

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