{"id":17111,"date":"2018-03-26T13:01:04","date_gmt":"2018-03-26T13:01:04","guid":{"rendered":"http:\/\/triniti.eu\/insights\/kui-solmid-enne-kinnisvara-ostmist-broneerimislepingu-siis-mis-lepingu-sa-tegelikult-solmid-ja-kas-see-ka-kehtib\/"},"modified":"2026-04-15T13:39:36","modified_gmt":"2026-04-15T13:39:36","slug":"kui-solmid-enne-kinnisvara-ostmist-broneerimislepingu-siis-mis-lepingu-sa-tegelikult-solmid-ja-kas-see-ka-kehtib","status":"publish","type":"insights","link":"https:\/\/triniti.1kdigital.com\/et\/insights\/kui-solmid-enne-kinnisvara-ostmist-broneerimislepingu-siis-mis-lepingu-sa-tegelikult-solmid-ja-kas-see-ka-kehtib\/","title":{"rendered":"Kui s\u00f5lmid enne kinnisvara ostmist \u201ebroneerimislepingu\u201c, siis mis lepingu Sa tegelikult s\u00f5lmid ja kas see ka kehtib?"},"content":{"rendered":"\nKinnisvara ostuprotsessis on tavap\u00e4rane nii ostja kui m\u00fc\u00fcja soov kindlustada paberil kavatsus tehing s\u00f5lmida, nimetades seda paberit broneerimislepinguks. M\u00fc\u00fcja soovib \u00fcldjuhul saada broneerimistasu, mis hiljem m\u00fc\u00fcgilepingu s\u00f5lmimisel arvestatakse ostuhinna hulka. Kui m\u00fc\u00fcgitehing toimub, siis broneerimislepingust probleeme \u00fcldjuhul ei t\u00f5usetu. Kui m\u00fc\u00fcgitehing j\u00e4\u00e4b aga \u00e4ra, osutub broneerimisleping ja broneerimistasu suureks t\u00fcli\u00f5unaks.\n\nKui broneerimisleping ei sisalda v\u00e4ga kitsast tingimuste hulka ning kasv\u00f5i kaudselt viitab tulevikus s\u00f5lmitavale m\u00fc\u00fcgilepingule, on broneerimisleping t\u00fchine. See omakorda t\u00e4hendab, et lepingus kokkulepitul ei ole \u00f5iguslikku t\u00e4hendust ning t\u00fchise lepingu alusel makstud broneerimistasu tuleb tagastada.\n\n\"<\/a>\n
Kinnisvaraga kaasnevate tehingute p\u00f5hit\u00f5ed<\/strong><\/h5>\nKinnisvaraga ostu-m\u00fc\u00fcgilepingutele on seaduse alusel ette n\u00e4htud kohustuslik notariaalne vorm. Notariaalne peab olema ka kinnisasja m\u00fc\u00fcgilepingu eelleping ehk leping, millega pooled kohustuvad tulevikus s\u00f5lmima m\u00fc\u00fcgilepingu eellepingus kokkulepitud tingimustel. Muus vormis s\u00f5lmitud leping on t\u00fchine. Broneerimislepingule seadus kohustuslikku vormi ette ei n\u00e4e, mist\u00f5ttu on tavaline sellise pealkirjaga kokkuleppe s\u00f5lmimine enne kinnisvara ostu m\u00fc\u00fcki. Siiski ei p\u00e4\u00e4sta kavala nimetuse kasutamine sisult eellepingule vastaval lepingul kohustuslikust vormin\u00f5udest ja seel\u00e4bi lihtkirjaliku lepingu t\u00fchisusest.\n\nBroneerimislepingu tavalised tingimused peaksid olema \u00fcldistatuna m\u00fc\u00fcja kohustus mitte m\u00fc\u00fca k\u00f5nealust kinnisvara kellelegi kolmandale isikule ja ostja kohustus maksta selle mittem\u00fc\u00fcmise eest tasu. Tavap\u00e4raselt lisatakse broneerimislepingusse aga ka tingimus, et m\u00fc\u00fcgilepingu s\u00f5lmimisel arvestatakse broneerimistasu ostuhinna sisse ning et m\u00fc\u00fcgilepingu mittes\u00f5lmimisel j\u00e4\u00e4b broneerimistasu igal juhul m\u00fc\u00fcjale.\n
Kas broneerimisleping on \u00fcldse v\u00f5imalik?<\/strong><\/h5>\nRiigikohus on hiljutises otsuses tsiviilasjas 2-16-8456<\/span><\/a> selgitanud ja anal\u00fc\u00fcsinud, kas \u00fclal kirjeldatud tingimustele vastav kokkulepe on kinnisasja m\u00fc\u00fcgi eelleping, mis peab olema notariaalne, v\u00f5i pelgalt broneerimisleping. Vastavalt Riigikohtu seisukohale v\u00f5ivad \u00fches lepingudokumendis sisalduda nii broneerimisleping kui ka kinnisasja omandamise eelleping. Kinnisasja m\u00fc\u00fcgilepingu eellepingu sisuks on m\u00fc\u00fcja kohustus v\u00f5\u00f5randada kinnisasi tulevikus ostjale. Kinnisasja broneerimislepingu sisuks on aga m\u00fc\u00fcja kohustus j\u00e4tta teatud aja v\u00e4ltel broneerija kasuks kinnisasi v\u00f5\u00f5randamata ja tasu v\u00f5idakse maksta \u00fcksnes kinnisasja broneerimise eest\n\nOlemuslikult, kui broneerimislepingu pealkirja kandev leping sisaldab ka viidet tulevikus s\u00f5lmitavale m\u00fc\u00fcgilepingule ja broneerimistasu ostuhinna sisse arvestamises, ei ole enam tegemist pelgalt broneerimislepinguga hoolimata lepingudokumendi nimetusest, seega kehtib sellisel lepingule ka notariaalse vormi n\u00f5ue ja lihtkirjalik leping on t\u00fchine.\n\nRiigikohus on selgitanud, et erandina<\/strong> saab seega broneerimisleping k\u00f5ne alla tulla siis kui t\u00e4idetud on 3 tingimust:\n
    \n \t
  1. tasu makstakse t\u00f5esti \u00fcksnes kinnisasja n-\u00f6 broneerimise eest, s.t selle eest, et m\u00fc\u00fcja m\u00fc\u00fcgiobjekti mingil ajavahemikul kolmandatele isikutele ei m\u00fc\u00fcks<\/li>\n \t
  2. ostjal ega m\u00fc\u00fcjal ei tohi olla kohustust hiljem kinnisasja omandada v\u00f5i v\u00f5\u00f5randada<\/li>\n \t
  3. broneerimistasu suurus ei tohi \u00fcletada \u00fcksnes broneerimise eest m\u00f5istlikult makstavat summa<\/li>\n<\/ol>\nRiigikohus on \u00fchtlasi selgitanud, et kui on kokku lepitud broneerimistasu j\u00e4\u00e4mine teisele poolele m\u00fc\u00fcgilepingu s\u00f5lmimata j\u00e4\u00e4misel, viitab see, et tegelikult on tegemist kinnisasja m\u00fc\u00fcgi eellepingu v\u00f5i juba m\u00fc\u00fcgilepinguga, mis peab aga olema notariaalselt t\u00f5estatud.\n
    Aga p\u00e4riselus?<\/strong><\/h5>\nOlgugi, et \u00f5igusteoreetiliselt on broneerimislepingu m\u00f5iste ja peamised tingimused arusaadavad, on keeruline ette kujutada \u00fcksnes broneerimisele suunatud lepingu s\u00f5lmimist praktikas. Kinnisvara omandamise protsessis ei ole osapoolte, eelk\u00f5ige aga ostja huvi, pelgalt see, et m\u00fc\u00fcja perioodil X kinnisasja kellelegi ei v\u00f5\u00f5randaks. Ostja huvi on, et m\u00fc\u00fcja v\u00f5\u00f5randaks kinnisasja talle ja et broneerimistasu sisalduks ostuhinna sees.\n\nSeega on p\u00e4riselus keeruline ette kujutada, et s\u00f5lmitakse broneerimislepinguid, mis vastavad Riigikohtu poolt loetletud tingimustele ega h\u00f5lma mistahes viisil tulevikus s\u00f5lmitavat m\u00fc\u00fcgilepingut, mis on poolte tegelikuks huviks.\n\nJ\u00e4relikult vaatamata broneerimislepingu nimetuse kasutamisele tuleb enne kinnisasja omandamist s\u00f5lmitavaid lepinguid, mis kasv\u00f5i natuke viitavad kinnisasja ostmise ja m\u00fc\u00fcmise kohustusele tulevikus, lugeda kinnisasja omandamise eellepinguteks, millele kehtib kohustuslik notariaalne vormin\u00f5ue. See omakorda t\u00e4hendab, et p\u00e4riselus osutuvad broneerimislepingu pealkirja kandavad lihtkirjalikud lepingud tavaolukorras t\u00fchiseks ning juhul, kui m\u00fc\u00fcki ei toimu, on ostjal \u00f5igus t\u00fchise broneerimislepingu alusel makstud tasu m\u00fc\u00fcjalt tagasi n\u00f5uda.\n\n \n\nV\u00f5tke palun minuga<\/span><\/a> \u00fchendust, kui soovite antud teema kohta rohkem infot v\u00f5i oma broneerimislepinguga kaasnevale murele lahendust.\n","protected":false},"featured_media":5524,"template":"","person_countries":[296],"people_industries":[],"experience_practice_area":[331,310],"insight_category":[430],"class_list":["post-17111","insights","type-insights","status-publish","has-post-thumbnail","hentry","person_countries-eesti","experience_practice_area-kinnisvara-ehitus","experience_practice_area-vaidluste-lahendamine","insight_category-blogi"],"acf":[],"yoast_head":"\nKui s\u00f5lmid enne kinnisvara ostmist \u201ebroneerimislepingu\u201c, siis mis lepingu Sa tegelikult s\u00f5lmid ja kas see ka kehtib? - TRINITI - Pan-Baltic Law Firm<\/title>\n<meta name=\"robots\" content=\"noindex, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<meta property=\"og:locale\" content=\"et_EE\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Kui s\u00f5lmid enne kinnisvara ostmist \u201ebroneerimislepingu\u201c, siis mis lepingu Sa tegelikult s\u00f5lmid ja kas see ka kehtib? - TRINITI - Pan-Baltic Law Firm\" \/>\n<meta property=\"og:description\" content=\"Kinnisvara ostuprotsessis on tavap\u00e4rane nii ostja kui m\u00fc\u00fcja soov kindlustada paberil kavatsus tehing s\u00f5lmida, nimetades seda paberit broneerimislepinguks. 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