Contributor供稿：秘鲁Rodrigo, Elías & Medrano律师事务所

Chinese Translation中文翻译：锦天城 王良 律师

China is Peru's main trading partner, the largest destination of exports and the main source of imports for Peru. Peru is China's second largest investment destination in South America. The two countries have established a comprehensive strategic partnership and signed a free trade agreement. In the next five to 10 years, Peru will become another destination for Chinese enterprises going global. More Chinese companies will enter Peru and expand into the broader South American market through Peru. AllBright Law is actively exploring the legal service market in South America, providing reliable host country legal service resources and doing legal research on various host countries for Chinese enterprises going to South America, so as to provide legal protection for serving China's high-level opening-up and the "the Belt and Road" strategy. To this end, AllBright Law, together with Rodrigo, El í as &Medrano Law firms in Peru, launched this Series of Articles on Peru Business Environment, including Peru's going global, Peru's corporate structures, Peru's promotion of investment and legal stability, operational legal environment, business winding up and restructuring a business.

中国是秘鲁的主要贸易伙伴，是秘鲁第一大出口目的地国，也是秘鲁主要进口来源国。秘鲁是中国在拉美的第二大投资目的地。两国之间既建立全面战略伙伴关系，又签署了自由贸易协定。未来五到十年，秘鲁将成为中国企业出海的另一片热土，中国会有更多企业走向秘鲁，并通过秘鲁走向更广阔的南美洲市场。锦天城积极开拓南美洲法律服务市场，向出海南美洲的中国企业提供可靠的东道国法律服务资源和做好国别法律研究等工作，为服务中国高水平对外开放和“一带一路”战略提供法律保障。为此，锦天城联合秘鲁Rodrigo, Elías & Medrano律师事务所，推出《秘鲁营商环境》系列文章，介绍秘鲁走向世界、秘鲁公司架构、秘鲁外国投资促进和法律稳定性、企业运营法律环境、停业和企业重整等内容。

Peruvian law offers rules that guarantee the acquisition, transfer and protection of real estate. The specific measures adopted by the Government have a threefold effect. First, providing the protection of the right to acquire property. Second, the Peruvian Constitution also establishes that foreigners (whether individuals or legal entities) have the same status as Peruvians with respect to the acquisition of property, with a specific exception set forth for national security reasons regarding land located within 50 km of the border zone. Third, several legal mechanisms have been developed to ensure the safety of transactions related to the acquisition, transfer, and use of property. The restriction to the right of foreigners to own land in frontier zones is not an absolute prohibition since it may be allowed due to public necessity and subject to a Supreme Decree.

秘鲁法律制定了保障房地产取得、转让和保护的规则。政府采取的具体措施具有三重作用：（1）保障财产取得权；（2）秘鲁《宪法》规定，外国人（无论是个人还是法人）在取得财产方面享有与秘鲁人同等的地位，但出于国家安全原因，对位于边境地区50公里范围内的土地设有特别限制；（3）秘鲁已制定多项法律机制，确保财产取得、转让和使用交易的安全性。 对外国人在边境地区拥有土地的限制并非绝对禁止。基于公共利益需要并经最高法令（Supreme Decree）批准，外国人可获准拥有此类土地。

Investors interested in acquiring property in Peru should first be aware of the distinction between private real estate and public real estate.

在秘鲁购买房地产的投资者首先需要了解私有房地产和公有房地产的区别。

The transfer of private property is governed by ordinary rules regulated by the Civil Code. According to these rules, transactions between individuals enjoy a wide range of contractual options, even allowing the creation of new types of contracts called “atypical contracts”, which are not stipulated in the current legislation. Within the regulated legal concepts are the real rights of property: surface rights, easements, ownership, and usufruct, among others. Formal ownership is also acquired through effective possession of an asset for ten years, which is known as acquisitive prescription.

私有财产的转让受《民法典》的一般规则管辖。根据规定，个人之间的交易享有广泛的合同自由，甚至可以创设现行法律未作规定的“非典型合同”。受规制的物权法律概念包括：所有权、地上权、地役权和用益权等。形式所有权也可通过对财产进行连续十年的有效占有而获得，即通过取得时效制度。

Peruvian regulations also allow the parties to enter into preliminary agreements intended for the possible acquisition of real estate. This is the case of a commitment to execute an agreement, by means of which the parties agree to enter into a future contract; the party that refuses to execute the agreement may even have to pay a penalty. The option agreement is also available, in which one of the parties agrees to perform the sale within a stipulated term, with the other party having the power to decide whether or not to execute the agreement.

秘鲁法规也允许当事人就可能的房地产收购签订预约协议。例如，通过签订“承诺签约协议”，双方同意在未来达成正式合同；拒绝履行该协议的一方甚至可能需要支付违约金。此外，也可采用“选择权协议”，其中一方同意在约定期限内进行出售，而另一方则有权决定是否行权。

With the exception of donations and mortgages, which have certain formalities, agreements related to real estate may generally be executed by simple mutual consent. Practice and the need to protect property rights encourages the completion of the formalities that evidence the execution of an agreement, either by written evidence of the agreement, by formalizing the agreement in a public deed, or by recording it in the Public Registry.

除赠与和抵押需履行特定手续外，房地产相关协议通常仅需双方合意即可订立。实践中，出于保护产权的需要，鼓励当事人完善协议签署手续，可通过签订书面协议、将协议以公证书 形式正式化或在公共登记处登记来证明协议的订立。

With regard to private real estate, there is a special type of property that may only be transferred through special formalities. These properties are owned by native and peasant communities, in which case the sale of property is subject to the approval of the community. According to the resolution adopted at the respective community meeting, a person who has been expressly chosen to act on behalf of the community must execute the agreement.

对于私有房地产，存在一类仅可通过特殊手续转让的特殊财产。这类财产为原住民社区和农民社区所有，其出售需经社区批准。根据社区会议通过的决议，由社区明确授权代表签署协议。

Public real estate may be private property of the Government or belong to the public domain. In both cases, there is a very specialized regulation in place which stipulates a number of formalities that must be met for the use of said property by any individual. State-owned properties cannot be acquired by means of acquisitive prescription.

公有房地产可为国家私有财产或属于公共领域。无论何种情况，均有专业化的法规规定个人使用该等财产必须满足的诸多手续。国有财产不得通过取得时效的方式获得。

Another relevant distinction to be taken into account is the urban or rural nature of the land. This distinction applies to both state-owned properties and private real estate.

另一个需要考虑的重要区分是土地的城市或农村属性。此区分适用于国有房地产和私有房地产。

Urban lands are located within cities, including land on which commercial, industrial, residential and other public activities take place. When urban land is intended to be acquired for a specific purpose, it is very important to first obtain the necessary certification from the corresponding local authority, i.e., either a “land development and building parameter” certificate or a “zoning and roads” certificate. These certificates, which are valid for three years, detail the permitted uses and building parameters (among other information). Notably, while the certificates are valid, the person who requested them may act according to the information contained in them, despite the fact that within the three-year period regulations may change, modifying the uses and parameters of the land.

城市土地位于城市范围内，包括用于商业、工业、住宅和其他公共活动的土地。当计划为特定目的获取城市土地时，务必首先从相应地方当局（市政当局）获取必要的证书，即“土地开发与建筑参数”证书或“区划与道路”证书。这些有效期三年的证书详细说明了土地的允许用途、建筑参数等信息。值得注意的是，在证书有效期内，申请人可依据证书所载信息行事，即使在这三年内相关法规可能发生变化并修改了土地的用途和参数。

Rural lands are those located outside urban areas, intended for agricultural use, livestock, and rural activities in general. In most cases, it is possible to modify the designation of land from rural to urban, following fairly complex proceedings before the competent local authority.

农村土地位于城市地区以外，一般用于农业、畜牧业和农村活动。在多数情况下，地方主管当局需要经过复杂的程序，才可以把土地性质从农村用地改为城市用地。

The National Administration of Public Registries (SUNARP) is the entity that governs the real estate registration system. It is through SUNARP that any person may obtain a property registry certificate (Certificado Registral Inmobiliario - CRI). This document enables the purchaser to verify the existence and the attributes/description of the property (land and construction), the identity of the owner, and to check whether the title is free from attachments, mortgages, or any encumbrances of a judicial or extrajudicial nature.

国家公共登记局（SUNARP）是管理房地产登记系统的机构。任何人均可通过 SUNARP 获取房地产登记证书（CRI）。该文件使购买者能够核实财产（土地及地上建筑）的存在、属性/描述、所有权人身份，并核查产权上是否附有司法或非司法性质的查封、抵押或任何其他权利负担。

The effectiveness of the real estate registry system is guaranteed by legal order. All the information published and contained in the records is presumed known by all, without admitting evidence to the contrary. Persons that appear as owners in this system are duly empowered to sell the properties of which they are titleholders.

房地产登记制度的效力受法律保障。登记簿中公布和载明的所有信息被推定为公众所知悉，且不得以相反证据推翻。在该系统中登记为所有权人者，被充分授权出售其名下的财产。

Property rights are well protected and enjoy guarantees for their defense, but are not absolute. The Peruvian Constitution provides that a person may only be deprived of his/her property (expropriated) in case of national security or public necessity, declared as such by a law enacted by Congress, and prior payment in cash of an indemnity for the value of the property and profit loss. The owner of the land subject to expropriation may discuss the amount of the indemnity before the Judiciary or in an arbitral proceeding. Expropriation is only in favor of the Republic of Peru.

财产权受到良好保护并享有维权保障，但并非绝对权利。秘鲁《宪法》规定，只有在国家安全或公共需要的情况下，并经国会颁布法律宣告，且事先以现金足额支付相当于财产价值和利润损失的补偿金后，方可剥夺个人财产（即征收）。被征收土地的所有权人可就补偿金额向司法机关或在仲裁程序中提出异议。征收 仅可为秘鲁共和国的利益而实施。

Recently, the government has resorted to this mechanism frequently to acquire land and use it for infrastructure works, such as highways, ports, airports, mass transit systems, etc. The overall deficit in this area explains the use of expropriation.

近期，政府频繁运用此机制获取土地用于基础设施建设，如高速公路、港口、机场、公共交通系统等。该领域的整体赤字解释了征收措施的必要性。

团队实习生华东政法大学国际金融法律学院连之惠亦有贡献。