<\/p>\n\n\n\n
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\u0627\u0644\u0645\u0633\u0627\u0647\u0645\u0629 \u0641\u064a \u062a\u0623\u0633\u064a\u0633 \u0634\u0631\u0643\u0629 \u0645\u0633\u0627\u0647\u0645\u0629 \u0623\u0648 \u0627\u0644\u0628\u064a\u0639 \u0628\u0627\u0644\u0645\u0632\u0627\u062f \u0627\u0644\u0639\u0644\u0646\u064a. \u0639\u0646\u062f \u0627\u0644\u0628\u062f\u0621 \u0628\u062a\u0646\u0641\u064a\u0630 \u0627\u0644\u0645\u0634\u0631\u0648\u0639 \u0639\u0644\u0649 \u0643\u0644 \u0645\u0642\u064a\u0645 \u0641\u064a \u0627\u0644\u0645\u0646\u0637\u0642\u0629 \u0627\u0644\u0645\u063a\u0627\u062f\u0631\u0629 (\u0628\u0645\u0627 \u064a\u0634\u0628\u0647 \u0627\u0644\u0627\u062e\u0644\u0627\u0621 \u0627\u0644\u0642\u0633\u0631\u064a) \u0644\u0642\u0627\u0621 \u062a\u0639\u0648\u064a\u0636 \u064a\u0639\u0627\u062f\u0644 \u0625\u064a\u062c\u0627\u0631 \u0639\u0627\u0645\u064a\u0646 \u0644\u0644\u0645\u0633\u062a\u0623\u062c\u0631\u064a\u0646. \u0648\u0628\u062f\u0644 \u0625\u064a\u062c\u0627\u0631 \u0644\u0623\u0631\u0628\u0639 \u0633\u0646\u0648\u0627\u062a \u0644\u0644\u0645\u0627\u0644\u0643\u064a\u0646.<\/strong><\/p>\n\n\n\n \u0643\u0627\u0645\u0644 \u0627\u0644\u0628\u062d\u062b \u0645\u0648\u062c\u0648\u062f \u0628\u0645\u0644\u0641 \/ pdf \/ \u0627\u0644\u0645\u0631\u0641\u0642<\/strong><\/p>\n\n\n\n \u0627\u0644\u0645\u062d\u0627\u0645\u064a \u0623\u062d\u0645\u062f \u0635\u0648\u0627\u0646<\/strong><\/p>\n\n\n\n -===================================<\/strong><\/p>\n\n\n\n \u0627\u0644\u062a\u0631\u062c\u0645\u0629 \u0627\u0644\u0627\u0646\u0643\u0644\u064a\u0632\u064a\u0629 \u0644\u0628\u062d\u062b \u0627\u0644\u0642\u0627\u0646\u0648\u0646 \u0631\u0642\u0645 (10) \u0644\u0639\u0627\u0645 2018<\/strong><\/p>\n\n\n\n \u0648\u0623\u062e\u0637\u0627\u0631\u0647 \u0639\u0644\u0649 \u0627\u0644\u0623\u0645\u0644\u0627\u0643 \u0627\u0644\u0639\u0642\u0627\u0631\u064a\u0629 \u0644\u0644\u0633\u0648\u0631\u064a\u064a\u0646<\/strong><\/p>\n\n\n\n \u0627\u0644\u0642\u0627\u0646\u0648\u0646 10 \u0644\u063a\u0629 \u0627\u0646\u0643\u0644\u064a\u0632\u064a\u0629<\/strong><\/p>\n\n\n\n Act no. 10 of 2018 and its dangers on Syrian real estate properties<\/p>\n\n\n\n – \u0662\u0662 \u064a\u0648\u0646\u064a\u0648\u060c \u0662\u0660\u0661\u0668<\/p>\n\n\n\n Attorney Ahmed Sawwan<\/p>\n\n\n\n Syrian Legal Forum<\/p>\n\n\n\n Act no. 10 of 2018 and its dangers on Syrian real estate properties<\/p>\n\n\n\n Introduction:<\/p>\n\n\n\n This act is considered the most dangerous link within a long chain of consecutive legislations targeting real estate property in Syria, and the problems facing this research through proving the following hypothesis: \u201cAct no. 10 of 2018, contrary to announced reasons, hides behind it highly suspicious purposes leading, as a result, to the seizure of Syrian properties in a lot of regions.\u201d<\/p>\n\n\n\n Methodology used: Descriptive and inductive.<\/p>\n\n\n\n Section I:<\/p>\n\n\n\n Historic Introduction:<\/p>\n\n\n\n Syrian Land Registry:<\/p>\n\n\n\n Since the year 1926, the Syrian Land Registry was considered a safe haven for citizens that helps in documenting their real estate properties, and with the years, the public sectors and individuals have had their confidence in it strengthened and in many respects: Syria is proud of the system of laws and the real estate legislations in force, as it is one of the world’s finest legislations and through the decades this piece of legislation has gained a lot of trust from the public for the following reasons:<\/p>\n\n\n\n The real estate legislations have guaranteed property stability in Syria for decades.<\/p>\n\n\n\n These laws have identified ownership in a very strict manner by means of cadastral mapping that were put in place during the process of identification and editing.<\/p>\n\n\n\n The laws had erga omnes entitlement.<\/p>\n\n\n\n The Land Registry provides guarantees to right-holders through precautious restrictions on property sheets (like foreclosure indications, protective custody\u2026etc.)<\/p>\n\n\n\n The Land Registry adopts the principle of publicity (i.e. every citizen has the right to request any real estate property\u2019s statement in order to identify the owner and his share and other bonds that can be on his statement and this guarantees reassurance in dealing with real estate for people who want to trade in it.)<\/p>\n\n\n\n The Civil Code is the basis of all laws, from this we can deduce the importance and the weight of the Syrian Land Registry through the numerous sections present in the Civil Code that address laws from this registry such as article 825 which states: \u201cProperty rights can be acquired and transferred by registering it in the Land Registry.\u201d And article 835 that states: \u201cSeizure does not authorize the acquisition of any property rights of a property that is registered in the Land Registry\u201d and article 925 that states: \u201cAgeing does not apply to the rights stated in the Land Registry.\u201d<\/p>\n\n\n\n The dangers of the laws that affect the land registry:<\/p>\n\n\n\n The stability of real estate in Syria throughout the decades is the result of the cohesion of the system of property legislations, and this point shows the dangers of making any change to it as it will have an ill-will factor to it.<\/p>\n\n\n\n The issuing of several acts, one of which is act no. 10 of 2018, and the decrees that had the intention of seizing the properties of Syrians in a very discriminatory way and had malicious intent, is considered a crime that targets the sanctity of property ownership that is protected by the constitution.<\/p>\n\n\n\n Following are some of the new acts that targeted property ownership:<\/p>\n\n\n\n Act no. 11 of 2008 that deals with Arab and foreign individuals\u2019 ownership, and act no. 11 of 2011 that regulated the ownership of non-Syrians in the Syrian Arab Republic.<\/p>\n\n\n\n Legislative decree no. 66 of 2012 deciding to establish two organizational areas in the Damascus governate within the general mapping.<\/p>\n\n\n\n Act no. 15 of 2012 allowing the establishment of housing-finance companies.<\/p>\n\n\n\n Legislative decree no. 25 of 2013 that states the permissibility of reporting in paper should exceptional circumstances arise.<\/p>\n\n\n\n Act no. 23 of 2015 on the implementation of mapping and city construction.<\/p>\n\n\n\n The Civil Proceedings Law no. 1 of 2016 and the new guidelines in reporting.<\/p>\n\n\n\n Legislative decree no. 11 of 2016 on the suspension of the documenting of real estate registrations by the legal entities and the record-keeping of properties in the Land Registration service centers that are closed due to the ongoing security situation.<\/p>\n\n\n\n Legislative decree no. 12 of 2016 on the consideration of digital copies of property rights, taken from the property sheets in the public body and legally mandated, to be evidential in nature.<\/p>\n\n\n\n Act no. 33 of 2017 that organizes the recreation of partially or completely damaged or lost real estate documents.<\/p>\n\n\n\n Act no. 10 of 2018 on the permissibility of establishing a regulatory area or more within the general organizational chart of the administrative units with a decree at the suggestion of the Minister of Local and Environmental Administration, and the modification of legislative decree no. 66 of 2012.<\/p>\n\n\n\n Legislative decree no. 63 of 16\/09\/2016 that entitles law enforcement and security systems to seize the funds of detainees or convicts of offences that undermine State security and the delegation of the Minister of Finance to take the interim measures on properties belonging to the accused individuals.<\/p>\n\n\n\n Section II:<\/p>\n\n\n\n Brief definition of act no. 10 of 2018:<\/p>\n\n\n\n Act no. 10 is considered an amendment to legislative decree no. 66 of 2012, and demands that the creation of regulatory areas all over Syria with the stated objective of rebuilding and a hidden one of seizing ownership from the rightful owners and redistributing it with the purpose of enrichment and changing the city’s demographic composition. This act does not specify any criteria to the targeted area and does not establish any timelines for it. The areas are chosen based on a decree and the real estate authorities are to prepare a list of property owners that is provided to the local authorities, and within 45 days, the names of the owners are announced and the individuals who have not had their ownership listed should provide documents proving their ownership within a period of 30 days. If they are not able to produce said documents they have the right to file a case before the local authorities within 30 days, after which their property ownership rights are dropped and the property becomes owned by the administrative unit. After a series of procedures, the ownership of all the properties is moved to the legal personality (the administrative unit in this case) and the citizen\u2019s ownership turns to shares in said properties in the administrative unit, with which they have three actions that can be taken, privatizing the departments, contributing to establish a joint-stock company or auctioning them. All residents are required to vacate the premises (with what resembles a forced eviction) at the start of the project, for a compensation of 2 years\u2019 worth of rent for tenants and 4 years for owners.<\/p>\n\n\n\n Section III:<\/p>\n\n\n\n Provisions of the law and implementation mechanisms:<\/p>\n\n\n\n Chapter I:<\/p>\n\n\n\n Initiating the implementation of the law and the property owner invitation procedures and the formation of assessment committees:<\/p>\n\n\n\n Article 1 states that: \u201cby the suggestion of the Minister of Local and Environmental Administration, a decree is issued stating the formation of a regulatory area or more within the general organizational chart of the administrative units defined in the legislative decree no. 107 of 2011 based on studies and certified and detailed master plans and to perform a study of economic viability.\u201d<\/p>\n\n\n\n This act has given a carte blanche to the administrative authority from three sides: 1- The area of effect, as it includes all of Syria. 2- It is not limited to any situation or fixed state (like a completely destroyed area). 3- It is absolute and free of any controls as no criteria or application circumstance has been set, with no time limit as well.<\/p>\n\n\n\n Under the text of articles 5 and 6, the administrative unit (which is the governate, the city, the town or the communal) can ask the Real Estate Interests Directorate to prepare a list of property owners which matches the real estate bonds, then a committee is formed to take stock of the area\u2019s real estate. The owners are then called upon through local newspapers and some form of media broadcast to perform two different processes:<\/p>\n\n\n\n To declare their rights by submitting a request with all supporting documents.<\/p>\n\n\n\n To appoint a local chosen individual and to state the latter\u2019s residence.<\/p>\n\n\n\n Relatives of the fourth degree (such as Parents, grandparents, grandchildren, brothers, uncles from the father\u2019s and the mother\u2019s side, cousins from both sides) and legal representatives are also allowed to perform this process on the owners\u2019 behalf.<\/p>\n\n\n\n A committee of five (3 from the government and 2 from the owners) is then formed to evaluate the properties, this allows the Administrative Authority to take control of the estimation. Objections on the evaluation may be submitted to the Court of Appeal which in turn decides on challenges in chambers with an agreed ruling, which means it does not satisfy any condition for a fair trial and does not give way for the defendant to provide their arguments to prove the injustice that took place.<\/p>\n\n\n\n Commissions to resolve disputes and objections on ownership are also formed with the members entirely from the Executive Branch! While these commissions are of a judiciary nature, this procedure is considered unconstitutional as it strips the judicial authority of its jurisdiction.<\/p>\n\n\n\n Article 6 requires the owner to submit an application stating their place of residence within a month, the reasoning behind that is to identify the owners who are residing in their properties and thus in turn identify the ones who left their properties and to exclude them.<\/p>\n\n\n\n Chapter II:<\/p>\n\n\n\n Consultancy firms, area specific financial fund and the free land excision:<\/p>\n\n\n\n After stripping the ownership and moving it from the names of its owners to the Regulatory Area where the latter is considered a legal personality replacing all the owners in it. The Administrative Unit then calls upon the owners mentioned in the public listings to have a look at it in form of an announcement in one of the local newspapers. We have to point out the shortcomings of this form of announcement since it is almost impossible to inform all the owners because of their displacement due to them being under security prosecutions. The act has also specified the form of record keeping for the information present in the shares register to be digital, and not physical on paper!!<\/p>\n\n\n\n Article 19 states that: \u201cThe Administrative Unit should prepare integrated studies of the infrastructure with the aid of specialized consultancy firms\u201d These firms are private offices that have no known nationalities or authorities which leads to more doubts and fears of the involvement of foreigners in the mapping and ownership.<\/p>\n\n\n\n Article 20 talks about establishing a special fund for every area to cover the area\u2019s organizational expenses and is funded by bank loans and revenues from exchange or shared contracts with specialized legal entities in exchange for giving them shares in the organizational departments belonging to the administrative unit.<\/p>\n\n\n\n The danger of this article lies in the fact that giving ownership to legal entities without establishing their status (are they private companies? If so, what nationality are they) and this opens up the way to manipulations to change the owners in accordance with plans to change the demography.<\/p>\n\n\n\n Chapter III:<\/p>\n\n\n\n Moving from Share ownership to department ownership and the three available options:<\/p>\n\n\n\n Departments are allocated and their ownership moved and registered in the land registry under three options based on the preference of the organizational department shareholders:<\/p>\n\n\n\n Privatizing the departments.<\/p>\n\n\n\n Contributing to establish a joint-stock company to buy, sell and invest the departments.<\/p>\n\n\n\n Auctioning them.<\/p>\n\n\n\n First: the option of privatizing a department:<\/p>\n\n\n\n After the owner takes a look at the organizational chart, they specify their choices of privatizing a department individually and in partnership with other entities depending on their number of shares that entitle them to own a full department or an equity share of it.<\/p>\n\n\n\n Second: Entering in a joint-stock company:<\/p>\n\n\n\n This is done by entering in partnership with a closely held joint-stock company that invests in departments, where the shareholder brings their shares in kind portion to the joint-stock company thus moving from a shareholder to a business partner and an investor in the organizational area\u2019s department according to corporate law and the organizational unit has the right to deny the investment demand on pretense of privatizing a whole number of shares in the department and in this way the investment demand of the shareholder is denied. In this way, they are forced to (what resembles an adhesion contract) transfer their demand to the third option which is the auctioning of their shares.<\/p>\n\n\n\n Third: The auctioning of shares:<\/p>\n\n\n\n The last resort of an owner who is not able to sell their shares in a consensual manner, and was not able to privatize a department or become a partner in a joint-stock company. Here, the administrative unit takes the initiative to auction these shares as stated in article 32.<\/p>\n\n\n\n The legal loopholes in this option contain a lot of risks to the owner, such as the delay of the payment of dues or the settlement in installments that last months or years (for example a payment every six months) using the excuse of the presence of signs that need years to be counted. Article 32\/H states that the sold department\u2019s values are to be encashed after processing all the prohibiting factors, the rights in rem and the due mortgages on their shares in the real estate.<\/p>\n\n\n\n Chapter IV:<\/p>\n\n\n\n The state of occupants, tenants and building owners in areas of violations, the uncertainty of their rights and rent compensations, the rights of farmers in farm lands and the organization of commissions:<\/p>\n\n\n\n Occupants of buildings that are in violation areas are not owed any compensation other than rent. Also, occupants who are non-eligible for alternative accommodation are given compensation with the amount of only two years of rent. On the other hand, eligible occupants are given compensatory rent for all the period up until they are given the alternative accommodation. If the area contains farm lands then it will entail rights to farmers or farms which follow the compensations based on the Agricultural Relations Act.<\/p>\n\n\n\n Articles 44, 45 and 51 set the rules of compensating occupants and farmers and providing alternate accommodations, this proves that inhabited properties and farmlands fall within the scope of this law and there is no need of including them in any act of organization, seizure or beautification as these are used and invested properties, the owners of which have no intention of including it in the organization and have it demolished!<\/p>\n\n\n\n Chapter V:<\/p>\n\n\n\n The risks and loopholes of this law:<\/p>\n\n\n\n Inappropriate conditions for the application of this law: due to the exploitation of the absence of the detainees and the displaced and the persons wanted for security reasons and the impossibility of their presence before the commissions in the given grace periods to provide proof of ownership and their relatives\u2019 fear of representing them.<\/p>\n\n\n\n That being said, the given grace periods are very short and the power of the courts to look into the challenges in chambers without the presence of the parties drops the label of a fair trial and leads to loss of rights.<\/p>\n\n\n\n The issuing of this law came at the same time as the forced eviction of the people of Al Ghouta, which suggests that the objective of this law is to consolidate the displacement and the redistribution of properties to people other than the original owners.<\/p>\n\n\n\n The law is applied to destroyed and safe areas, to areas that are organized and ones that are in violation and is applied based on an economic feasibility study, so the aim of this law is speculation and the state, relying on its wealth, enters the bid as a trader facing the weak citizens. So, this law will help in enriching the state at the expense of the citizens.<\/p>\n\n\n\n If the owner does not provide proof of ownership within 30 days, his ownership might be passed to the administrative unit of the organizational area.<\/p>\n\n\n\n The committee that is formed to evaluate the properties is made up of five members (3 from the government and 2 from the owners), which makes this committee lean more towards the state.<\/p>\n\n\n\n All objections to the evaluations are submitted before the court of appeals that looks into the challenges in chambers without the presence of the parties, which drops the label of a fair trial.<\/p>\n\n\n\n The Administrative Unit prepares integrated studies of the infrastructure with the aid of specialized consultancy firms that are private offices that have no known nationalities or authorities.<\/p>\n\n\n\n A special fund is established for every area to cover the area\u2019s organizational expenses and is funded by bank loans and revenues from contracts with specialized legal entities in exchange for giving them shares in the organizational departments. The danger of this article lies in the fact that giving ownership to legal entities without establishing their status (are they private companies? If so, what nationality are they) and this opens up the way to changes in the demography.<\/p>\n\n\n\n Article 21 contains a provision that is unjust for the owners as it allocates them a floor area that represents 80 percent of the land, thus, conning them out of most of their property space (since there is a difference in units between a floor area and a land area, it takes away land area from owners and gives them back floor areas!)<\/p>\n\n\n\n All record keeping is done digitally, this form of record keeping is of a weak credibility as opposed to a physical one, which can lead to manipulations!<\/p>\n\n\n\n Recommendations and outputs<\/p>\n\n\n\n This law must be abolished as it results, in consequence, to the illegal seizure of the ownership of a vast number of Syrians who are unable to provide their ownership documents.<\/p>\n\n\n\n This law is unconstitutional as it targets the right of ownership which is protected by the constitution.<\/p>\n\n\n\n The law is in conflict with the Pinheiro Principles that are approved by the United Nations to protect property and restore housing. Article 15.8 of these principles states that \u201cStates shall not recognize as valid any housing, land and\/or property transaction, including any transfer that was made under duress, or which was otherwise coerced or forced, either directly or indirectly, or which was carried out contrary to international human rights standards\u201d<\/p>\n\n\n\n Despite the illegality of this law, it is always helpful to remind owners on how to deal with it:<\/p>\n\n\n\n The owner should always safely keep their ownership documents (i.e. certified title deeds from procurement agencies, limitation of succession documents, court decisions, normal signed sales contracts\u2026 and it is advisable that these contracts be localized at a notary, which means saving the contracts with the notary as a deposit and receiving in turn a certified copy clearly mentioning that the original is saved at the notary\u2019s with a number and a date as per article 9 of the Law on Public Notaries \/15-2014\/.)<\/p>\n\n\n\n Regular contract reconciliation (or what is called clearing the bond by payment of a fiscal stamp at the financial communities) is a very useful process as it provides the bond additional strength by having a date stamped on it and in turn makes it a valid bond by virtue of the Evidence Act.<\/p>\n\n\n\n Saving any additional document that might be used as supporting document to the ownership document (such as taxation receipts, building violation tickets, municipality or ministry of finance issued documents related to the property.)<\/p>\n\n\n\n What we can do to face it: the question that we have to ask is how can we face an unjust law? Doctor Hussam Al Hafeth said in a statement to Enab Baladi Journal: with regards to the recognition of the legitimacy of the laws passed in Syria, the United Nations has no authority to say whether they are valid laws or not, or that the regime is legitimate or not. There are international legal mechanisms (the international human rights law) and mechanisms from the judicial side within the United Nations (the Human Rights Council) that the aggrieved can seek to complain about certain policies of any regime that commits crimes (like the Syrian regime) against its citizens, and these can be resorted to shed light on the violations that the Syrian people are subject to under these laws that are enacted by a regime that is illegitimate.<\/p>\n\n\n\n References:<\/p>\n\n\n\n Act no. 10 of 2018 on the permissibility of establishing a regulatory area or more within the general organizational chart.<\/p>\n\n\n\n The Syrian Civil Code.<\/p>\n\n\n\n Detailed study on the fate of real estate ownership in the organizational area covered by the act no. 10 of 2018 published on 13\/04\/2018 on the facebook page of Lawyer A\u2019aref Al Shaa\u2019al.<\/p>\n\n\n\n The Land Registry Act no. 188 of 1926 and its modifications.<\/p>\n\n\n\n The United Nations document, the Commission on Human Rights, the Economic and Social Council, the Paulo Sergio Pinheiro Principles on housing and property restitution for refugees and displaced persons and the final report of 2005.<\/p>\n\n\n\n =-<\/p>\n\n\n\n Syrian Legal Forum<\/p>\n\n\n\n Attorney Ahmed Sawan<\/p>\n\n\n\n ARAB REFORM INITIATIVE Admin<\/p>\n\n\n\n Attorney Ahmed Sawan<\/p>\n\n\n\n -=====<\/p>\n\n\n\n \u0627\u0644\u062a\u0631\u062c\u0645\u0629 \u0627\u0644\u0641\u0631\u0646\u0633\u064a\u0629<\/p>\n\n\n\n \u0644\u0628\u062d\u062b \u0627\u0644\u0642\u0627\u0646\u0648\u0646 \u0631\u0642\u0645 (10) \u0644\u0639\u0627\u0645 2018<\/p>\n\n\n\n \u0648\u0623\u062e\u0637\u0627\u0631\u0647 \u0639\u0644\u0649 \u0627\u0644\u0623\u0645\u0644\u0627\u0643 \u0627\u0644\u0639\u0642\u0627\u0631\u064a\u0629 \u0644\u0644\u0633\u0648\u0631\u064a\u064a\u0646<\/p>\n\n\n\n Les risques apport\u00e9s par la loi n\u00b010 de 2018 sur la propri\u00e9t\u00e9 fonci\u00e8re en Syrie<\/p>\n\n\n\n – \u0662\u0661 \u064a\u0648\u0646\u064a\u0648\u060c \u0662\u0660\u0661\u0668<\/p>\n\n\n\n Les risques apport\u00e9s par la loi n\u00b010 de 2018 sur la propri\u00e9t\u00e9 fonci\u00e8re en Syrie<\/p>\n\n\n\n Forum l\u00e9gal syrien (SLF)<\/p>\n\n\n\n Ma\u00eetre Ahmad Sawan<\/p>\n\n\n\n Introduction<\/p>\n\n\n\n Cette loi est la plus dangereuse d’une longue s\u00e9rie de l\u00e9gislations successives visant la propri\u00e9t\u00e9 fonci\u00e8re en Syrie. La probl\u00e9matique de cette \u00e9tude se r\u00e9sume dans l’hypoth\u00e8se suivante : “la loi 10 de 2018, dissimule, \u00e0 l’inverse de la r\u00e9alit\u00e9 et des motifs annonc\u00e9s, des fins suspectes dont le but est de mettre la main sur les biens des Syriens dans plusieurs r\u00e9gions.”<\/p>\n\n\n\n La m\u00e9thode suivie dans cette \u00e9tude repose sur la description et la d\u00e9duction<\/p>\n\n\n\n Chapitre I<\/p>\n\n\n\n – Aper\u00e7u historique :<\/p>\n\n\n\n \u2022 Registre foncier (le cadastre) en Syrie :<\/p>\n\n\n\n Depuis 1926, le registre foncier en Syrie a \u00e9t\u00e9 un refuge pour les citoyens afin d’approuver officiellement leurs biens immobiliers, et au fil du temps, la confiance y a \u00e9t\u00e9 \u00e9tablie par tous les organismes publics et les particuliers. Par ailleurs, la Syrie se distinguait par son syst\u00e8me de lois et de l\u00e9gislation fonci\u00e8res, qui \u00e9tait, durant des d\u00e9cennies, l’un des meilleurs syst\u00e8mes fonciers au monde. Ce syst\u00e8me foncier a gagn\u00e9 une grande confiance aupr\u00e8s des citoyens pour les raisons suivantes :<\/p>\n\n\n\n 1. La l\u00e9gislation fonci\u00e8re a assur\u00e9 la stabilit\u00e9 de l’immobilier en Syrie pendant des d\u00e9cennies.<\/p>\n\n\n\n 2 – Ces lois ont d\u00e9termin\u00e9 la propri\u00e9t\u00e9 de fa\u00e7on contr\u00f4l\u00e9e en adoptant des cartes cadastrales confirm\u00e9es lors de l’identification et de la cr\u00e9ation du registre.<\/p>\n\n\n\n 3. Les registres cadastraux ont \u00e9t\u00e9 une preuve absolue face au tiers<\/p>\n\n\n\n 4. Le cadastre fournit les garanties aux d\u00e9tenteurs de droits par le biais des conditions de r\u00e9serve qui sont rattach\u00e9es sur les cases fonci\u00e8res (telles que les hypoth\u00e8ques, les proc\u00e8s, la confiscation provisoire, etc.)<\/p>\n\n\n\n 5. Le registre foncier adopte le principe de la transparence, c’est-\u00e0-dire que tout citoyen a le droit de demander un relev\u00e9 de propri\u00e9t\u00e9 de n’importe quelle propri\u00e9t\u00e9 fonci\u00e8re, afin qu’il puisse conna\u00eetre le propri\u00e9taire l\u00e9gal ou sa part actionnelle. Et ainsi savoir toutes les restrictions et les hypoth\u00e8ques figurant dans le dossier de tel ou tel bien immobilier. Cela rassure les deux parties lors de la vente ou de l’achat.<\/p>\n\n\n\n 6 – Le cadastre en Syrie se distingue par de nombreuses lois inspir\u00e9es du code civil syrien, parmi ces dispositions tr\u00e8s importantes on cite : l’article 825 : Le changement du propri\u00e9taire des droits r\u00e9els immobiliers passe via le cadastre. L\u2019article 835 stipule que la mainmise sur un bien ne permet d’obtenir aucun des droits r\u00e9els inscrits dans la cadastre. L\u2019article 925 dispose : La prescription ne s’applique pas aux droits inscrits au cadastre.<\/p>\n\n\n\n \u2022 Risques des lois affectant le cadastre<\/p>\n\n\n\n La stabilit\u00e9 de la propri\u00e9t\u00e9 fonci\u00e8re en Syrie au cours des d\u00e9cennies est due \u00e0 la coh\u00e9sion du syst\u00e8me de la l\u00e9gislation immobili\u00e8re, d’o\u00f9 l’id\u00e9e que tout changement de ce syst\u00e8me sera per\u00e7u comme une mauvaise intention.<\/p>\n\n\n\n La promulgation d’une s\u00e9rie de lois, dont la loi 10 de 2018 et les d\u00e9crets visant \u00e0 saisir les biens de certains Syriens de mani\u00e8re discriminatoire et malveillante, est un crime qui sape le caract\u00e8re sacr\u00e9 des biens prot\u00e9g\u00e9s par la constitution.<\/p>\n\n\n\n Voici quelques l\u00e9gislations dont l’objet est la propri\u00e9t\u00e9 fonci\u00e8re :<\/p>\n\n\n\n 1 – Loi n \u00b0 11 de 2008 sur les droits des arabes et des \u00e9trangers \u00e0 la propri\u00e9t\u00e9 et Loi n \u00b0 11 de 2011 r\u00e9glementant l’acquisition des non-Syriens en r\u00e9publique arabe syrienne.<\/p>\n\n\n\n 2 – D\u00e9cret l\u00e9gislatif n \u00b0 66 de 2012 \u00e9tablissant deux zones r\u00e9glement\u00e9e dans le gouvernorat de Damas au sein du plan g\u00e9n\u00e9ral.<\/p>\n\n\n\n 3 – Loi 15 de 2012 permettant la cr\u00e9ation des soci\u00e9t\u00e9s de financement immobilier.<\/p>\n\n\n\n 4 – D\u00e9cret l\u00e9gislatif n \u00b0 25 de 2013 autorisant la notification dans les journaux lors des circonstances exceptionnelles.<\/p>\n\n\n\n 5 – Loi n \u00b0 23 de 2015 sur l’ex\u00e9cution de la r\u00e9glementation et de l’urbanisation.<\/p>\n\n\n\n 6 – Le code de proc\u00e9dure n \u00b0 1 de 2016 et les nouveaux principes de notification.<\/p>\n\n\n\n 7 – D\u00e9cret l\u00e9gislatif n \u00b0 11 de 2016 sur la cessation de l’enregistrement des droits immobiliers dans les autorit\u00e9s habilit\u00e9es par la loi \u00e0 tenir les registres de propri\u00e9t\u00e9 dans les services fonciers ferm\u00e9s en raison de la situation de s\u00e9curit\u00e9 d’urgence.<\/p>\n\n\n\n 8 – D\u00e9cret l\u00e9gislatif n \u00b0 12 de 2016, d\u00e9terminant que la version num\u00e9rique des actes concernant les droits r\u00e9els mobiliers issus du registre foncier tient un caract\u00e8re prouv\u00e9.<\/p>\n\n\n\n 9. Loi n \u00b0 33 de 2017 r\u00e9glementant la reconstitution d’un document immobilier perdu ou partiellement endommag\u00e9 ou incomplet.<\/p>\n\n\n\n 10 – Loi n \u00b0 10 de 2018, autorisant la cr\u00e9ation d’une ou plusieurs zones r\u00e9glementaires dans l’la carte g\u00e9n\u00e9rale des unit\u00e9s administratives par d\u00e9cret sur proposition du ministre des collectivit\u00e9s locales et de l’environnement, ainsi que la modification de certains articles du d\u00e9cret l\u00e9gislatif n \u00b0 66 de 2012 –<\/p>\n\n\n\n 11 – D\u00e9cret l\u00e9gislatif n\u00b0 63 du 16\/9\/2012, qui habilite la police judiciaire et les services de s\u00e9curit\u00e9 \u00e0 saisir les fonds des d\u00e9tenus et les accus\u00e9s de crimes qui portent atteinte \u00e0 la s\u00e9curit\u00e9 de l’\u00c9tat. Ceci avec l’autorisation du ministre des finances afin de prendre des mesures de r\u00e9serve sur les biens appartenant aux accus\u00e9s.<\/p>\n\n\n\n Chapitre II<\/p>\n\n\n\n Br\u00e8ve d\u00e9finition de la loi 10 de 2018<\/p>\n\n\n\n La loi n\u00b010 est un remaniement du d\u00e9cret 66 de 2012 autorisant la mise en place de zones de r\u00e9glementation \u00e0 travers la Syrie, avec deux intentions : l’une, d\u00e9clar\u00e9e officiellement, est la reconstruction et l’autre, dissimul\u00e9e, a pour but de retirer la propri\u00e9t\u00e9 de ses d\u00e9tenteurs et de redistribuer ces biens. Ceci va augmenter l’enrichissement de certains comme il va engendrer des changements d\u00e9mographiques. En outre, la loi ne pr\u00e9cise pas de normes pour les zones cibl\u00e9es, ne propose aucun calendrier pour d\u00e9signer ces zones. Elle mentionne seulement qu’il s’agit des zones r\u00e9glement\u00e9es selon le d\u00e9cret susmentionn\u00e9. Elle ordonne les directions fonci\u00e8res de r\u00e9tablir des listes des propri\u00e9taires soumises par les autorit\u00e9s locales, et dans les 45 jours les noms des propri\u00e9taires seront annonc\u00e9es. Quant \u00e0 ceux qui ne sont pas inscrits sur la liste, ils doivent apporter tous les documents et les preuves n\u00e9cessaires dans un d\u00e9lai d’un mois. En cas d’impossibilit\u00e9 de faire parvenir les documents n\u00e9cessaires, ils peuvent former un proc\u00e8s devant les pouvoirs locaux. Sinon la propri\u00e9t\u00e9 passe automatiquement \u00e0 l’unit\u00e9 administrative concern\u00e9e. Apr\u00e8s une s\u00e9rie de proc\u00e9dures, la propri\u00e9t\u00e9 de tous les biens immobiliers est transf\u00e9r\u00e9e au nom de la nouvelle entit\u00e9 l\u00e9gale (la zone de r\u00e9glementation) La propri\u00e9t\u00e9 des citoyens est simplement transform\u00e9e en \u00ab actions \u00bb dans la zone r\u00e9glement\u00e9e. La propri\u00e9t\u00e9 sera g\u00e9r\u00e9e selon trois possibilit\u00e9s : un terrain de construction, cr\u00e9ation d’une entreprise participative ou vente aux ench\u00e8res. Lors de l’ex\u00e9cution du projet, chaque r\u00e9sident dans la zone doit partir (ce qui ressemble \u00e0 l’expulsion forc\u00e9e) contre une compensation \u00e9quivalente \u00e0 deux ans de loyer pour les locataires, et \u00e0 quatre ans de loyers pour les propri\u00e9taires<\/p>\n\n\n\n Chapitre III<\/p>\n\n\n\n Les dispositions de la loi et les modalit\u00e9s de l’ex\u00e9cution<\/p>\n\n\n\n Section I<\/p>\n\n\n\n L’ex\u00e9cution de la loi, l’examen des proc\u00e8s des propri\u00e9taires et la constitution des comit\u00e9s de valorisation<\/p>\n\n\n\n Article (1) : Vu des \u00e9tudes et des cartes g\u00e9n\u00e9rales et d\u00e9taill\u00e9es l\u00e9galis\u00e9es, Vu des \u00e9tudes \u00e0 finalit\u00e9 \u00e9conomique confirm\u00e9es, Et sur proposition du ministre des collectivit\u00e9s locales et de l’environnement., un d\u00e9cret d’\u00e9tablir une ou plusieurs zones r\u00e8glement\u00e9es dans le plan urbain g\u00e9n\u00e9ral des unit\u00e9s administratives d\u00e9finies par le D\u00e9cret L\u00e9gislatif n \u00b0 107 de 2011, a \u00e9t\u00e9 pris.<\/p>\n\n\n\n Cet article a donn\u00e9 autorit\u00e9 absolue au pouvoir administratif selon trois aspects :<\/p>\n\n\n\n a-Absolue au sujet de l’endroit, l’endroit signifie ici la Syrie enti\u00e8re.<\/p>\n\n\n\n b-Aucune sp\u00e9cificit\u00e9 ou particularit\u00e9 n’y est mentionn\u00e9e (telles que les zone compl\u00e8tement d\u00e9truites.)<\/p>\n\n\n\n C -aucune soumission au contr\u00f4le n’y appara\u00eet, pas de modalit\u00e9s d’ex\u00e9cution ni limite de temps.<\/p>\n\n\n\n Conform\u00e9ment aux dispositions des articles 5-6, l’unit\u00e9 administrative, \u00e0 savoir : le gouvernorat, la ville ou la municipalit\u00e9, demande \u00e0 la direction des affaires fonci\u00e8res :<\/p>\n\n\n\n -d’\u00e9tablir une liste des propri\u00e9taires des biens en conformit\u00e9 avec les restrictions immobili\u00e8res- de former un comit\u00e9 pour recenser l’immobilier de la r\u00e9gion.<\/p>\n\n\n\n -d’inviter les propri\u00e9taires via un journal local et dans un moyen m\u00e9diatique pour mener deux actions ind\u00e9pendantes :<\/p>\n\n\n\n (A) de reconna\u00eetre leurs droits confirm\u00e9s par les documents accompagn\u00e9s.<\/p>\n\n\n\n (B) Chaque propri\u00e9taire doit nommer (le domicile choisi) et d\u00e9clarer son lieu de r\u00e9sidence.<\/p>\n\n\n\n Les proches des propri\u00e9taires jusqu’au quatri\u00e8me degr\u00e9, \u00e0 savoir les parents, grands-parents, petits-enfants, fr\u00e8res et s\u0153urs, oncles et cousins, ainsi que le procur\u00e9 l\u00e9gal, peuvent effectuer ces proc\u00e9dures.<\/p>\n\n\n\n Un comit\u00e9 pour estimer la valeur de l’immobilier se compose de cinq personnes ! dont trois du gouvernement et deux des propri\u00e9taires, ce qui donne la sup\u00e9riorit\u00e9 du pouvoir administratif. Les objections \u00e0 l’\u00e9valuation doivent \u00eatre soumises \u00e0 la Cour d’appel, qui statue sur les recours devant la chambre d’instruction par une d\u00e9cision d\u00e9finitive. Autrement dit, aucune des conditions d’un proc\u00e8s \u00e9quitable n’est respect\u00e9e et d’autant plus que le demandeur ne pourra pr\u00e9senter ses moyens de d\u00e9fense afin de prouver l’injustice subie.<\/p>\n\n\n\n L’ensemble des membres des comit\u00e9s pour r\u00e9soudre les diff\u00e9rends et les objections \u00e0 la propri\u00e9t\u00e9 sont constitu\u00e9 du pouvoir ex\u00e9cutif ! Cette mesure est consid\u00e9r\u00e9e inconstitutionnelle ” car cette juridiction est l’une des comp\u00e9tences de la justice.<\/p>\n\n\n\n L’article 6 oblige le propri\u00e9taire \u00e0 pr\u00e9senter dans un d\u00e9lai d’un mois une demande de d\u00e9signation de la r\u00e9sidence choisie afin d’identifier les propri\u00e9taires qui r\u00e9sident sur leurs sites immobiliers, et donc d’identifier ceux qui les ont quitt\u00e9s, pour exclure enfin toute personne n’ayant pas d\u00e9clar\u00e9 sa r\u00e9sidence.<\/p>\n\n\n\n Section II<\/p>\n\n\n\n Maisons d’experts, fonds financiers de la r\u00e9gion et d\u00e9ductions gratuites :<\/p>\n\n\n\n Apr\u00e8s avoir transf\u00e9r\u00e9 la propri\u00e9t\u00e9 \u00e0 la zone de r\u00e9glementation, celle-ci remplace tous les propri\u00e9taires et elle devient le nouveau propri\u00e9taire. L\u2019unit\u00e9 administrative invite alors les titulaires des droits, mentionn\u00e9s sur les listes d\u00e9clar\u00e9es pour examen dans un journal local. Nous rappelons ici les lacunes concernant la notification, car la plupart des propri\u00e9taires sont des d\u00e9plac\u00e9s et craignent les poursuites des renseignements en cas de retour. La loi d\u00e9finit la sauvegarde des donn\u00e9es du cadastre sous format \u00e9lectronique, et non pas sous format papier.<\/p>\n\n\n\n L’article 19 stipule que “L’unit\u00e9 administrative pr\u00e9pare des \u00e9tudes int\u00e9gr\u00e9es de l’infrastructure en s’appuyant sur des maisons d’expertise sp\u00e9cialis\u00e9s”.<\/p>\n\n\n\n Ces maisons sont des bureaux priv\u00e9s, dont les nationalit\u00e9s ou les r\u00e9f\u00e9rences sont inconnues, ce qui soul\u00e8ve d’autres doutes et pr\u00e9occupations concernant l’entr\u00e9e d’entit\u00e9s \u00e9trang\u00e8res suppl\u00e9mentaires impliqu\u00e9es dans la planification et la d\u00e9possession.<\/p>\n\n\n\n L’article 20 pr\u00e9voit la cr\u00e9ation d’un fonds sp\u00e9cial pour chaque r\u00e9gion afin de couvrir les d\u00e9penses de cette zone de r\u00e9glementation. Il est financ\u00e9 par des emprunts aupr\u00e8s des banques et par le produit de contrats d’\u00e9change ou de participation avec des personnes morales comp\u00e9tentes en \u00e9change de la propri\u00e9t\u00e9 d’actions dans les lotissements r\u00e8glement\u00e9s appartenant \u00e0 l’unit\u00e9 administrative.<\/p>\n\n\n\n La gravit\u00e9 de cet article r\u00e9side dans le fait que ces personnes morales, les nouveaux propri\u00e9taires, n’ont pas de statut identifi\u00e9 (sont-elles des soci\u00e9t\u00e9s priv\u00e9es ? quelle est leur nationalit\u00e9 ?), ce qui permet de modifier les propri\u00e9taires dans la mise en \u0153uvre des plans de changement d\u00e9mographique.<\/p>\n\n\n\n Section III<\/p>\n\n\n\n Passage de la propri\u00e9t\u00e9 des actions \u00e0 la propri\u00e9t\u00e9 des terrains de construction et les trois options disponibles.<\/p>\n\n\n\n Les divisions sont distribu\u00e9es, transf\u00e9r\u00e9es et enregistr\u00e9es dans le registre foncier selon les trois options souhait\u00e9es par les actionnaires des lotissements r\u00e9glementaires.<\/p>\n\n\n\n 1 \u2013 Attribution des lotissements<\/p>\n\n\n\n 2 – Contribution \u00e0 la cr\u00e9ation d’une soci\u00e9t\u00e9 participative pour construire, vendre et investir les actions.<\/p>\n\n\n\n 3 – Vente aux ench\u00e8res publiques.<\/p>\n\n\n\n I- Attribution des lotissement)<\/p>\n\n\n\n Apr\u00e8s que le propri\u00e9taire a \u00e9t\u00e9 inform\u00e9 de l’organigramme, il doit opter pour la propri\u00e9t\u00e9 individuelle d’un terrain ou associ\u00e9 avec un tiers, cela d\u00e9pend de la quantit\u00e9 des actions qu’il a en possession.<\/p>\n\n\n\n II – Entr\u00e9e dans une soci\u00e9t\u00e9 participative :<\/p>\n\n\n\n Selon cette option, le propri\u00e9taire passe en actionnaire, ses actions sont l’\u00e9quivalent d’une part r\u00e9elle dans cette entreprise par actions. Il devient alors associ\u00e9 et non propri\u00e9taire conform\u00e9ment \u00e0 la loi des soci\u00e9t\u00e9s. L’unit\u00e9 administrative peut ne pas accepter la demande de souscription sous pr\u00e9texte d’attribution d’un nombre r\u00e9el des actions et de cette fa\u00e7on elle peut refuser la demande d’un actionnaire…elle lui impose alors ce qui s’appelle (contrat d\u2019adh\u00e9sion) pour convertir sa demande \u00e0 la troisi\u00e8me option qui est la vente aux ench\u00e8res.<\/p>\n\n\n\n III- vente aux ench\u00e8res:<\/p>\n\n\n\n C’est le dernier recours du propri\u00e9taire qui ne peut vendre ses parts de mani\u00e8re satisfaisante, ni se procurer un terrain ni contribuer \u00e0 la soci\u00e9t\u00e9, l’unit\u00e9 administrative commence alors \u00e0 mettre ces actions en vente aux ench\u00e8res, comme pr\u00e9vu \u00e0 l’article 32.<\/p>\n\n\n\n Les failles dans cette option : le propri\u00e9taire subit des risques tels que l’atermoiement des cotisations et des \u00e9chelonnements des paiements sur des mois ou des ann\u00e9es “un paiement tous les six mois \u00bb; sous la pr\u00e9tention de l’existence de gages qui peuvent n\u00e9cessiter plusieurs ann\u00e9es pour arriver \u00e0 \u00eatre ray\u00e9s. L’article 32\/I : la valeur des parcelles vendues sera cr\u00e9dit\u00e9e apr\u00e8s traitement de tous les signes de pr\u00e9vention de la disposition, des droits r\u00e9els et des hypoth\u00e8ques rattach\u00e9es aux biens fonciers<\/p>\n\n\n\n Section IV<\/p>\n\n\n\n Conditions des occupants et des locataires, des propri\u00e9taires de b\u00e2timents dans les zones d’irr\u00e9gularit\u00e9s et leurs droits, l’indemnisation des loyers, les droits des agriculteurs dans les terres agricoles et l’organisation des comit\u00e9s.<\/p>\n\n\n\n 1. Les occupants des b\u00e2timents des zones irr\u00e9guli\u00e8res ne peuvent pr\u00e9tendre \u00e0 aucune indemnit\u00e9 autre que celle pour le loyer. Les personnes qui ne sont pas \u00e9ligibles au logement alternatif ont seulement droit \u00e0 une compensation de loyer de deux ans. Alors que les b\u00e9n\u00e9ficiaires du logement alternatif ont droit \u00e0 une indemnit\u00e9 de loyer jusqu’\u00e0 ce qu’ils soient transf\u00e9r\u00e9s \u00e0 un autre logement de remplacement. Si la zone r\u00e9glement\u00e9e comprend des terres agricoles, l’indemnisation est alors d\u00e9finie par la loi des relations agricoles.<\/p>\n\n\n\n 2. Les articles 44\/45\/51 \/ pr\u00e9cisent les r\u00e8gles d’indemnisation des locataires et des agriculteurs et la mise \u00e0 disposition des logements alternatifs, ce qui prouve que la loi affecte les biens immobiliers occup\u00e9s ainsi que les terres agricoles. Il n’est donc pas n\u00e9cessaire de les affecter \u00e0 un quelconque processus d’urbanisation, d’acquisition ou d’am\u00e9lioration de biens immobiliers{parce que ces propri\u00e9t\u00e9s sont d\u00e9j\u00e0 en usage, leurs propri\u00e9taires ne veulent pas les remettre au projet de d’urbanisation, afin qu’ils soient d\u00e9molis.<\/p>\n\n\n\n Section V<\/p>\n\n\n\n Risques et failles de cette loi :<\/p>\n\n\n\n 1. Les circonstances non favorables \u00e0 l’application de cette loi : Beaucoup de syriens sont soit d\u00e9tenus, soit d\u00e9plac\u00e9es ou soit recherch\u00e9es par les renseignements, donc, il est impossible pour eux de se pr\u00e9senter devant les commissions dans les d\u00e9lais l\u00e9gaux pour prouver leurs propri\u00e9t\u00e9s. Leurs proches craignent de les repr\u00e9senter devant ces commissions.<\/p>\n\n\n\n Aussi le temps pour soumettre des objections est tr\u00e8s court. Les tribunaux peuvent examiner les objections \u00e0 la chambre d’enqu\u00eate sans inviter les parties en question, ce qui viole les conditions et les normes d’un proc\u00e8s \u00e9quitable, et conduit \u00e0 la perte de droits.<\/p>\n\n\n\n 2. La simultan\u00e9it\u00e9 du d\u00e9placement forc\u00e9 de la population d’Al-Ghouta et l’annonce du d\u00e9cret r\u00e9v\u00e8le que les objectifs de la loi sont d’approuver le d\u00e9placement forc\u00e9 et de r\u00e9affecter la propri\u00e9t\u00e9 des biens immobiliers aux non-propri\u00e9taires.<\/p>\n\n\n\n 3 – Cette loi s’applique aux zones d\u00e9truites et non d\u00e9truites ou dans les zones d’irr\u00e9gularit\u00e9s. Elle sera mise en \u0153uvre sur la base de l’\u00e9tude de faisabilit\u00e9 \u00e9conomique: c’est-\u00e0-dire que l’objectif de la loi est effectivement sp\u00e9culatif, l’\u00c9tat riche rentre, en tant de commer\u00e7ant, en concurrence face au citoyen pauvre. La loi participe alors \u00e0 enrichir l’\u00c9tat au d\u00e9triment du citoyen.<\/p>\n\n\n\n 4. Si le propri\u00e9taire ne revendique pas la propri\u00e9t\u00e9 dans les 30 jours, sa propri\u00e9t\u00e9 peut \u00eatre transf\u00e9r\u00e9e \u00e0 l’unit\u00e9 administrative dans la zone de r\u00e9glementation.<\/p>\n\n\n\n 5- Une commission de valorisation des biens immobiliers est compos\u00e9e de cinq membres. 3 viennent de la part de l’\u00c9tat et 2 des propri\u00e9taires, ce qui rend la d\u00e9cision partiale en faveur de l’\u00c9tat.<\/p>\n\n\n\n 6. Les objections \u00e0 la valorisation doivent \u00eatre soumises \u00e0 la cour d’appel, qui rend sa d\u00e9cision d\u00e9finitive \u00e0 la chambre d’enqu\u00eate sans que les parties n’y soient invit\u00e9es. Donc les conditions d’un proc\u00e8s \u00e9quitable ne sont pas r\u00e9unies.<\/p>\n\n\n\n 7 – L’unit\u00e9 administrative pr\u00e9pare des \u00e9tudes d’infrastructure par l’interm\u00e9diaire de maisons d’expertise sp\u00e9cialis\u00e9es. Et ces maisons d’experts sp\u00e9cialis\u00e9es sont des bureaux du secteur priv\u00e9, desquelles les nationalit\u00e9s, les r\u00e9f\u00e9rences ou les orientations ne sont pas connues.<\/p>\n\n\n\n 8 – Un fonds sp\u00e9cial est cr\u00e9\u00e9 pour chaque r\u00e9gion pour couvrir ses d\u00e9penses, il est financ\u00e9 par les emprunts bancaires et les gans des contrats avec les personnes morales, en contrepartie de la propri\u00e9t\u00e9 des parts des sites r\u00e9glement\u00e9s. Le danger de cet article est que les nouveaux propri\u00e9taires n’ont pas de statut identifi\u00e9 (sont-elles des soci\u00e9t\u00e9s priv\u00e9es ? Quelles sont leurs nationalit\u00e9s ?) ce qui facilitera le changement d\u00e9mographique.<\/p>\n\n\n\n 9 – L’article 21 contient un texte injuste \u00e0 l’\u00e9gard des propri\u00e9taires, car il leur attribue une superficie repr\u00e9sentant 80% du terrain, mais \u00e0 l’\u00e9tage. Cet article \u00f4te par la fraude la plus grande partie de la superficie de leurs biens, car on enl\u00e8ve du propri\u00e9taire un terrain et on lui donne l’\u00e9quivalent en espace \u00e0 l’\u00e9tage.)<\/p>\n\n\n\n 10. Les donn\u00e9es du registre des actions sont conserv\u00e9es \u00e9lectroniquement.Cette m\u00e9thode de conservation est relativement peu fiable par rapport au document papier. Ceci donne donc place pour la manipulation !<\/p>\n\n\n\n Conclusion et recommandations :<\/p>\n\n\n\n 1 – Cette loi doit \u00eatre annul\u00e9e car elle entra\u00eene la saisie ill\u00e9gale de la propri\u00e9t\u00e9 d’un grand nombre de Syriens qui ne peuvent pas prouver leur identit\u00e9 ou prouver leur propri\u00e9t\u00e9.<\/p>\n\n\n\n 2 – Cette loi est inconstitutionnelle car elle vise le droit de la propri\u00e9t\u00e9 prot\u00e9g\u00e9e par la Constitution.<\/p>\n\n\n\n 3. Cette loi s’oppose aux principes de (Pinheiro) adopt\u00e9s par l\u2019Organisation des Nations Unies concernant la restitution des logements et des biens dont le paragraphe 15-8 stipule : “Les \u00c9tats ne reconna\u00eetront pas comme valide toute transaction portant sur des logements, des terres et\/ou des biens, y compris toute cession, effectu\u00e9e sous la contrainte ou en recourant de fa\u00e7on directe ou d\u00e9tourn\u00e9e, \u00e0 la pression ou \u00e0 la force, ou qui a \u00e9t\u00e9 r\u00e9alis\u00e9e en violation des normes internationales relatives aux droits de l’homme”.<\/p>\n\n\n\n Donc, les \u00c9tats doivent prendre des mesures imm\u00e9diates pour abroger les lois injustes ou arbitraires, ainsi que les lois qui ont des effets discriminatoires sur le droit \u00e0 la restitution des logements, des terres et des biens, et assurer des recours aux personnes affect\u00e9es par l’application ant\u00e9rieure de ces lois.<\/p>\n\n\n\n 4. Malgr\u00e9 l’ill\u00e9galit\u00e9 de cette loi, il serait utile de rappeler aux propri\u00e9taires quelques conseils pour y faire face<\/p>\n\n\n\n A- Chaque propri\u00e9taire doit conserver les documents qui prouvent sa propri\u00e9t\u00e9 tels que les titres de propri\u00e9t\u00e9, les procurations d’achat certifi\u00e9es par le notaire, l’inventaire des documents d’h\u00e9ritage, les d\u00e9cisions de justice, les contrats de vente. Il est conseill\u00e9 d’enregistrer ces contrats aupr\u00e8s du notaire et en garder une copie conforme l\u00e9galis\u00e9e. Conform\u00e9ment \u00e0 l’article 9 du code du notariat. \/ 15-2014.<\/p>\n\n\n\n B- La mise \u00e0 jour de certains contrats en payant le droit de timbre aupr\u00e8s des services financiers : est une proc\u00e9dure utile car elle apporte au document une force suppl\u00e9mentaire en confirmant la date. Et en fait un support acceptable pour prouver conform\u00e9ment \u00e0 la loi sur la preuve.<\/p>\n\n\n\n C- Conserver tout document qui peut \u00eatre utilis\u00e9 comme preuve de propri\u00e9t\u00e9, tels que les re\u00e7us des services fiscaux, les proc\u00e8s d’infraction de construction et des documents \u00e9mis par la municipalit\u00e9 ou des finances concernant la propri\u00e9t\u00e9.<\/p>\n\n\n\n 5- La question se pose: comment pouvons – nous faire face \u00e0 cette loi injuste?, le Dr Hussam Al – Hafiz r\u00e9pond dans le journal (Enab Baladi): en ce qui concerne la reconnaissance de la l\u00e9gitimit\u00e9 des lois promulgu\u00e9es en Syrie, l’ ONU n’a pas l’autorit\u00e9 de dire que ces lois sont l\u00e9gales ou non, d’autant plus de dire que le syst\u00e8me est l\u00e9gitime ou pas, mais Il existe des m\u00e9canismes juridiques internationaux (droit international des droits de l’homme ) et il existe des m\u00e9canismes des droits de l’homme au sein des Nations Unies (Conseil des droits de l’homme), auxquels les personnes touch\u00e9es peuvent recourir pour d\u00e9poser plaintes contre des r\u00e9gimes politiques commettant des crimes contre ses citoyens tels que le r\u00e9gime syrien. Ces moyens peuvent \u00eatre utilis\u00e9s pour mettre en \u00e9vidence les abus contre les citoyens syriens en vertu de lois \u00e9mises par un r\u00e9gime ill\u00e9gal. On peut y avoir recours afin de mettre en lumi\u00e8re les violations et les abus du r\u00e9gime syrien, non l\u00e9gitime, contre son peuple par le biais de ces lois.<\/p>\n\n\n\n R\u00e9f\u00e9rences :<\/p>\n\n\n\n – Loi n \u00b0 10 de 2018 qui permet la cr\u00e9ation d’une ou plusieurs zones r\u00e9glement\u00e9es au sein de l\u2019organigramme.<\/p>\n\n\n\n – Code civil syrien.<\/p>\n\n\n\n – Une \u00e9tude d\u00e9taill\u00e9e de la destin\u00e9e de la propri\u00e9t\u00e9 immobili\u00e8re dans la zone op\u00e9rationnelle couverte par la loi 10\/2018 publi\u00e9 le 13\/4\/2018 \/ page sur Facebook avocat Arif Shaal.<\/p>\n\n\n\n – Loi du registre foncier n \u00b0 188 de 1926 et ses amendements.<\/p>\n\n\n\n – Document de la Commission des droits de l’homme Principes de Paolo Sergio Pinheiro sur la restitution des logements et des biens pour les r\u00e9fugi\u00e9s et les personnes d\u00e9plac\u00e9es Rapport final de 2005<\/p>\n\n\n\n Forum l\u00e9gal syrien (SLF)<\/p>\n\n\n\n Ma\u00eetre Ahmad Sawan<\/p>\n\n\n\n Traduit par Ali Alhamdan<\/p>\n\n\n\n =—=<\/p>\n\n\n\n ====-–<\/strong><\/p>\n\n\n\n <\/p>\n\n\n\n <\/p>\n\n\n\n