Insider Trading – Selective Disclosure
The Securities Law prohibits the use of inside information to purchase or trade in shares of public companies. Failure to comply with the insider trading rules may result in administrative penalty and the transaction may be held invalid. The broad definition of inside information, in theory, may include certain information obtained by a potential strategic investor in the course of due diligence into a Public Joint Stock Company (Public JSC) in advance of a potential private acquisition. Therefore, theoretically, if a proposed strategic investment is predicated on the use of inside information relating to a Public JSC in the course of due diligence, the proposed investment might be subject to insider trading restrictions under the Securities Law. This may also give rise to insider trading liabilities for the relevant potential investor, who relies on non-public due diligence information to make an investment in a Public JSC.
The issue of selective disclosure in the context of a private acquisition in a Public JSC appears to have not been considered when the Securities Law was drafted. Thus, the restriction appears to be one of omission rather than a specific intention to prohibit or regulate. Unfortunately, a resolution of this issue, which will create an environment of greater regulatory certainty for potential strategic and institutional investors, will likely take many years in Vietnam.
That being said, the securities regulations allow certain “inside shareholders” in a Public JSC who have or are deemed to have inside information to trade shares in Public JSC provided that certain public disclosures are made before and after the proposed trade. It is not clear if potential investors in a Public JSC may make public disclosures in the same manner as an inside shareholders do to avoid potential insider trading liabilities.
Vietnam’s housing market has experienced rapid growth in recent years, driven by urbanization, economic development, and increasing demand. A shortage in housing supply in some big cities currently has prompted policymakers to enhance land policies to unlock resources for housing project development. As new Land Law 2024 seems to fall short in resolving the land supply constraints for residential development, on 30 November 2024, the National Assembly adopted Resolution 171 on piloting implementation of commercial housing projects through agreements on voluntary assignment of land use rights (LUR) or use of existing LUR (Resolution 171).
With its introduction of a more flexible mechanism for commercial housing development, Resolution 171 is anticipated to address the housing supply shortage. However, developers will need to wait for a detailed decree to ensure the feasibility and compliance of their proposed projects.
In the FLC and Van Thinh Phat cases, the authorities have accused the controlling shareholders of FLC and Van Thinh Phat of various crimes including crimes relating to public issuance of securities, stock manipulation or private issuance of bonds. In an apparent attempt to prevent these crimes to be recommitted, in December 2024, the National Assembly passes some important amendments to the Securities Law 2019 (2024 Amendment). The Amendment takes effect from 1 January 2025 and could impose significant risks to public companies and their shareholders in Vietnam.
Sweeping changes to the liability regime for public companies, their shareholders and advisors
Under the 2024 Amendment, organization or individuals participating in the process of preparing applicable files or reporting documents relating to securities activities and securities market (hoạt động chứng khoán và thị trường chứng khoán) will be responsible for ensuring that:
such application files and reporting documents are legal, accurate, true and complete; and
such application files and reporting documents have clear and not misleading information and contain all material content which affect decision of the authorities, organisations and investors.
Advisors, who provide advice on the application files and reporting documents relating to securities activities and securities market, must be honest and prudent and must ensure that all analysis is reasonable and prudent.
Before the 2024 Amendment, the Securities Law 2019 only imposes liabilities to issuers, underwriters, auditors and “certifying organisations” when they conduct a public offering of securities or register their securities for listing or trading. However, by referring to all securities activities and securities market, the 2024 Amendment appears to expand the liability regimes to apply to all activities in the market including those which are normally not subject to such liability such as (1) private offering of securities, (3) public disclosures by a public companies or their shareholders, (4) secondary trading of securities by investors, and (4) advisors who are involved in these activities.
In practice, it would be very difficult for public companies and their shareholders and advisors to ensure that all of the documents and information relating to their public disclosures and securities trading activities do not contain misleading information and contain all material information, which affect decision by not only investors but also the authorities and other organisations.
On 24 September 2024, the Ministry of Public Securities (MPS) published the draft law on personal data protection (Draft PDPL). Compared to Decree 13/2023, the Draft PDPL introduces several significant points related to personal data protection. This blog will explore the key highlights and implications of these new provisions.
1) Expanded scope of application
As compared to Decree 13/2023, the Draft PDPL broadens its scope to cover additional entities, being “agencies, organizations, and individuals collecting and processing personal data of foreigners within Vietnamese territories.” (Article 1.2(dd). This provision appears to enhance the protection of personal data belonging to foreign nationals. However, it remains unclear whether the provision applies solely to foreigners present in Vietnam or also to those residing abroad. The ambiguity lies in the interpretation of the phrase “within Vietnamese territories”. If it extends to foreigners outside Vietnam, it could impose significant compliance burdens on Vietnamese enterprises processing personal data of foreign nationals.
Furthermore, it is confusing that the Draft PDPL does not address the existing ambiguity in the scope of application under Decree 13/2023. Instead, it introduces another type of applicable entity that could potentially create even greater uncertainty.
2) Definition of personal data associated to “citizen”
Unlike Decree 13/2023, the Draft PDPL defines both basic personal data and, seemingly, sensitive personal data as being specifically associated to “citizens”. It is unclear why Draft PDPL limits its personal data protection to citizens rather than to all individuals, regardless of nationality or status. This approach is not in line with the term “personal data” in GDPR (which refers to that of a natural person). Furthermore, limiting protections to citizens could also infringe on the rights of non-citizens and stateless people, potentially conflicting with Article 21 of the 2013 Constitution, which guarantees privacy rights to "everyone," not just citizens.
Additionally, the term “citizen” is ambiguous, as it is unclear whether it refers to Vietnamese citizens only or also encompasses foreign citizens. If the former interpretation is adopted, this would be inconsistent with the broader scope outlined in Article 1.2(dd) of the Draft PDPL, which governs the personal data of foreigners. If the latter interpretation is adopted, it would not be reasonable for the Draft PDPL and Vietnamese authorities to govern personal data of foreign citizens (especially those who are not in Vietnam).
This post continues discussing some additional changes of the Law on Credit Institution 2024 (LCI 2024). For changes discussed in our Part 1, please see here, in Part 2, please see here.
1. More comment on security agent
As discussed in Part 2, LCI 2024 allows security agent operation. However, the relevant provision of LCI 2024 has the following limitations:
1.1. such provision does not clarify the nature of security agent and whether it is the relation of representative (đại diện) or authorization (ủy quyền) as stipulated under the Civil Code. Under LCI 2024, the activity of security agent is implemented under the provisions of relevant laws, without further clarifying which relevant laws are; and
1.2. LCI 2024 does not provide any details on what a security agent can do (such as definition of security agent or the role of the security agent).
2. New classification for letter of credit
LCI 2024 no longer classifies letter of credit operation as a payment service provided via account (dịch vụ thanh toán qua tài khoản). LCI 2024 now defines letter of credit as a form of credit extension through the issuance, confirmation, negotiation, payment and return of letter of credit.
One can assume that where possible (i.e., not prohibited by international treaties) Vietnamese law will likely provide better treatment to Vietnamese investors over foreign investor. However, in the examples discussed below, foreign investors do get better treatment over Vietnamese investors:
Investor protection - The biggest advantage that many foreign investors have over Vietnamese investors is the ability of the foreign investor to make a claim against Vietnamese Government before international arbitration under various investment treaties that Vietnam has signed with several countries. Vietnamese investors have no ability to do so. The Government of Vietnam has indeed been subject to several investor-State disputes and is well aware of the risk that it can be sued if it mistreats foreign investors.
The Official Gazette (Công Báo) publishes legal instruments (văn bản quy phạm pháp luật) issued in accordance with the Law on Law. However, the Official Gazette also has a section which publishes “other legal documents” (Văn bản pháp luật khác). It is not clear if these “other legal documents”, which are not legal instruments, will have the force of law.
The Law on Legal Instruments (or Law on Laws) defines a legal provision (quy phạm pháp luật) to mean a general rule of conduct, with universal binding force, applied repeatedly to agencies, organizations, and individuals within the entire country or a specific administrative unit, as prescribed by a competent state agency in this Law and ensured by the State. A legal instrument (văn bản quy phạm pháp luật) is a document containing legal provisions issued in accordance with the Law on Legal Instruments and must be published on the Official Gazette. The Law on Legal Instrument prohibits the issuance of documents which are not a legal instrument but which contain legal provisions. Since the “other legal documents” published on Official Gazette are not issued in accordance with the Law on Legal Instruments, they should not contain a legal provision and should not have the force of law.
It is unclear whether indirect ownership or control is taken into account when determining a company is the parent company of another company. Under Article 195.1 of the Enterprise Law 2020, a company will be deemed to be a parent company of another company in one of the following circumstances:
the former owns more than 50% of the charter capital or the total number of ordinary shares of the latter;
the former has the right to directly or indirectly appoint “the majority or all directors of the Board, Director or the General Director” of the latter; or
the former has the right to amend the charter of the latter.
The above definition makes it unclear because indirect control is only clearly mentioned in the case of appointing Board directors and Director (General Director) (i.e. the second limb).
The most common form of security which is created over houses and buildings is mortgage (thế chấp). However, the Civil Code 2015 also provides for other forms of securities. In this blog, we will discuss whether other forms of securities could be created over houses and buildings.
Pledge (Cầm cố) – Unlikely
Pledge of property means the delivery by one party of “property” under its ownership to another party as security for the performance of an obligation. Since the term “property” includes both moveable properties and immovable properties, it is arguable that a pledge could be created over houses and buildings being immovable properties. However, Article 310.2 of the Civil Code 2015 provides that “Where an immoveable property is the subject matter of a pledge in accordance with law, the pledge of the immoveable property shall be enforceable against a third person as from the time of registration.”
Reference to “in accordance with law” suggests that pledge could only be created over an immovable property if a law specifically allows it. However, currently the Land Law 2024 and the Residentially Housing Law 2023 only specifically allow mortgages to be created over residential houses or assets attached to land.
Article 23.1 of Vietnam's 2023 Law on Real Estate Business explicitly allows real estate developers to sell future properties, such as houses, buildings, or floor areas within a building. However, the law is silent on the leasing of future properties (except for hire purchase transactions). This omission has led to uncertainty regarding the legality of such transactions.
On the one hand, leasing of future properties was clearly permitted in a similar Article of the Law on Real Estate Business 2014. Accordingly, one could argue that the omission of leasing from Article 23.1 of the Law on Real Estate Business 2023 indicates that a real estate developer cannot lease future properties.
Under Article 84.2 of the Civil Code 2015, a branch (chi nhánh) of a legal entity has the duties to perform all or parts of the legal entity’s functions. However, a branch is not allowed under the Civil Code 2015 to act as an authorized representative of a legal entity. Accordingly, it is not clear in what capacity a branch would perform the functions of a legal entity.
Logically, in order for a branch to perform all or parts of the legal entity’s functions, either
Option 1: a branch could be allowed to act as an authorized representative of a legal entity under another law; or
Option 2: a branch could perform the functions of a legal entity in its own name and capacity. In other words, a branch can perform the functions of a legal entity without needing an authorization from the parent entity and the action (or inaction) of a branch will be deemed an action or inaction of the parent entity.
The term “economic organisation” (tổ chức kinh tế) was first introduced under the Investment Law 2014 and refers to, among other things, any company or organisation incorporated in Vietnam. Over time, the term “economic organisation” has been used consistently in other legislations and allows for a consistent application of the law. However, the Land Law 2024 has introduced significant confusion as to the meaning of the term “economic organisation”. In particular, it is not clear under the Land Law 2024, if the term “economic organisation” only refers to companies or organisations, which are not controlled by foreign investors and do not include companies or organisations which are controlled by foreign investors. The lack of clarity has important implication on how the Land Law 2024 is implemented. For example, if the term “economic organisations” under the Land Law 2024 includes organisations which are controlled by foreign investors then a foreign bank branch could have a clear legal basis to take mortgage over land use rights and assets attached to land.