Vietnam Business Law is a website managed by lawyers of Venture North Law Limited (VNLaw). Venture North Law Limited (VNLaw) is a Vietnamese commercial law firm. We won the Rising Law Firm of the Year Award at the Southeast Asia Law Awards for the years 2020 and 2021 held by The Legal 500. Very few Vietnamese law firms have achieved a similar regional recognition.
To mitigate or avoid the risks of investor claims, the Government of Vietnam has introduced various measures under various new laws issued in 2014 and 2015. These measures certainly make it more difficult for foreign investors to use Vietnamese law against the Government of Vietnam in case of an investment dispute. Below are some of these measures:
The new Real Estate Business Law 2014, Housing Law 2014 and most recently Decree 99/2015 implementing the Housing Law 2015 have changed substantially the way that a residential housing project is financed. Set out below are some of the key changes most of which took effect from December 2015:
From 1 January 2017, court precedents and “equity principles” (lẽ công bằng) will be the new sources of laws to govern civil relations in Vietnam. Under the new Civil Code 2015, court precedents and equity principles are now expressly allowed to be used to apply to a civil relation if there is no law or customs governing the same. Court precedents are judgements which are selected and announced by the Supreme Court so that lower courts can study and apply when hearing cases. Under the new Civil Procedure Code 2015, equity principles are determined based on rightful principles which are accepted by the society, and consistent with principle of humanity, principle of impartial and equality in terms of rights and obligations of the parties to a dispute.
In June 2015, the first instance court decides that a contract in the territory of Vietnam that is denominated in US$ but settled in VND is not invalid. In December 2015, according to newspaper report, the appeal court has revoked a decision of the first instance court and held such a contract invalid in its entirety. This is a surprise development and may cause concern to many business transactions in Vietnam which have relied on a more relax view of the court earlier.