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Doing Business with China
TAGLAW - Berlin 2008 AGM
Mark Ho & Blaine Turnacliff
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Presentation Points
1. Introduction2. Legal investment vehicles3. Outbound investment4. Real estate business in China
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China: Big NumbersChina: Big Numbers
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Coming to Grips with the Numbers and therefore Potentials
1.3 billion people 0.7 billion peasants 0.2 billion migrant workers 200m aspiring middle class 100m middle class as now 14m engineers 140k lawyers
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Courtesy of The McKinsey Quarterly 2006 special edition: Serving the Chinese consumer
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China’s Comparative Disadvantages: the reality about this economic gorilla
25% of the world’s population, 6% of global economic activity (28% for US)
At current growth rates, by 2050 China will be the world’s largest economy, but the average Chinese will be poorer than the average American was in 2005
Excess labourInnovation gapGovernance deficitCommercial immaturity (SOEs)
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Foreign Investment Operating Structures in China
Representative Office Equity Joint Venture Cooperative Joint Venture Wholly Foreign Owned Enterprise (WFOE) Foreign Invested Commercial Enterprise
(FICE) Holding Companies
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Representative Office
Quick (procedure to register is not complicated) and inexpensive way to establish a legal presence in China. Can carry out market research, render advice, collection of information, coordinate company activities in China and hire staff
No direct business activities permitted – cannot enter into sales contract, issue invoices, arrange for importing goods
no registered capital requirements Do require a leased office before registration
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Equity Joint Venture
In the 80s and early 90s, was the most commonly used foreign investment structure First foreign investment structure allowed
in China Benefit to the Chinese economy - foreign
party generally provides technology, management expertise & cash
Dividends / profits based on equity shareholding of each party
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Cooperative Joint Venture
Similar to Equity Joint Venture in structure but with more flexibilities because Sharing of profits may be governed mostly
by JV contract Foreign partner can obtain return of
investment in priority to Chinese partner; or early recovery of investment
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Wholly Foreign Owned Enterprise (“WFOE”) 100% owned by foreign investors More and more industries are open to
WFOEs (although still some restricted industries)
Complete control of operation – no local partner
It is becoming first choice of foreign companies
Approval and registration procedure similar to Joint Ventures
Minimum registered capital –4000 USD but should be proportional to scope of business plans
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Foreign Invested Commercial Enterprise (FICE)
Allowed to engage in retail, distribution, agency and franchising
First time in modern history foreign companies could undertake trading
Become very popular Franchisors need to own / operate two units
for one year in order to begin franchise business
Lower minimum registered capital (4,000 USD legally but most companies invest much more)
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Exit Strategy
Need to have a plan in place that will allow you to pull out or sell your investment with minimum of difficulties and costs
Ten year minimum operational period to enjoy tax incentives
Wind up procedures are very onerous and time consuming
Offshore vehicle (SPV) enhances flexibility and presents options for both partners liability, sale of company, tax
considerations
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Outbound Investment
Start of trend to invest overseas by Chinese companies that will continue for many years to come
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The Chinese are Coming!
China’s appetite for commodities, natural resources, distribution networks for their products, desire to move up the value added chain
Over 1.5 trillion USD in foreign currency reserves
Fall of USD / appreciation of RMB Government policy of “going global” outbound M & A investment
4.3 billion USD in 2004 16 billion USD in 2006 24.6 billion outbound M & A in 2007
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Outbound M & A Transactions
Notable Deals: 2.3 billion USD stake in Nigeria’s offshore oilfield by C
NOOC 5.6 billion USD of Standard Bank (SA) by ICBC 4.3 billion USD of Canada’s Nations Energy’s Kazakh
stan oil rightsPlus:
Recent purchase of 50 Airbus A320s for 3.3 billion Expected 280 billion USD for 2,900 planes over ne
xt 20 years
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Governmental Approval
Generally 3 or 4 step process State Development and Reform
Commission (SDRC) Ministry of Commerce (MOFCOM) State Administration of Foreign Exchange
(SAFE) If State Owned Enterprise, also State
Assets Supervision and Administration Commission
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Bank Financing Issues Chinese domestic companies cannot borrow
from offshore so must obtain funding in China
Can be easy if borrower is large co, but difficult if smaller
Foreign competitors often label the Chinese financing as government subsidies
In future, will likely see the rules on overseas borrowing loosen
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Legal Services in China
Legal Services are relatively new in China 1989 was first year private law
firms allowed mainly very young, inexperienced
lawyers, mostly 20 or 30s Few have experience dealing with
western companies
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Real Estate Business in China
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Real Estate Business in China
Chinese real estate sector is increasingly attracting foreign investment (300% property appreciation in the past 10 years or so); plusForeign business requires acquisition of real estate properties for operations
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One Big Project
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Property Ownership in China
No private land ownership, Only:(i) State or (ii) Collective Ownership Collective – rural areas or countryside State – urban areas or cities Concept that land ownership is separate
from land use rights; types of use rights: Allocated land use rights Granted land use rights
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Different Types of Land Use Rights
Allocated Land Granted Land (introduced post-1988)
Term Indefinite term Set term – usually 40 to 70 years
Use Granted for designated purpose – usually agricultural or military or infrastructure use
Granted for a range of designated uses
Consideration normal or nil consideration paid to the State
Land grant premium to be paid to the local Land and Property Bureau
Transferability Not transferable (and therefore technically cannot be mortgaged)
Transferable subject to restrictions
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Ownership of Buildings
May be privately owned May be mortgaged, sold or leased May be for an indefinite term Subject to a term of land use rights Subject to registration and
certification Subject to zoning regulations
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Property Protection and Risks
Recording, Registration and Certificates property ownership is recorded at different
levels of government and there may be discrepancies in records for old buildings (municipal vs. district)
Most cities have open records to the public Shanghai is at municipal level Foreign ownership permitted but restricted
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New Law
July 2006 Regulations– Opinion on Regulating Entry Requirements and Administration of Foreign Investment in the Real Estate Markets (Circular No. 171)
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Implications of New Laws
Can no longer use offshore company to directly purchase RE in China So must pay China taxes on sale or
transfer If want to invest in Chinese RE, must
set up a RE Development Company Total Investment minimum – 10 million
USD 5 million USD to be invested upfront
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Establishing a Foreign Invested RE Development Company
Essentially two methods:
Project Development Company bid and purchase land use rights
Acquire / merge with an existing Chinese Property Development Company
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Project Development Company
Must participant in a public auction to obtain land Generally pay bond to be eligible to
participate If win the bid, sign a Land Grant Contract
with local government (Land Bureau) Land Use Certificate is granted for a term
depending on types of development purposes (40-70 years)
Set up WFOE / JV
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Merge/Acquire Property Development Company
Due diligence and deal documentation Financial and legal Execution of M&A documentation
Application to Ministry of Commerce for approval
If approved, share transfer will be registered with local government
A Business license is issued
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Use of non-RE FIE to Invest
Foreign Entities established in China can purchase RE only for “self use”
Self use means business or housing for staff/employees
Purchase of “excessive” residential units become grey area
Purchase of 100 units likely “excessive”
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Lease of Chinese Real Estate Office Lease: typical 2 year term Facilities Lease: 20 year maximum Retail Lease: 20 year maximum Housing Lease: typical 1 year subject
to renewal Leasing Pitfalls: zoning, granted land;
existing mortgage, etc.
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Mark Ho [email protected]
Blaine Turnacliff [email protected]
Address: 10/F, Longfeng Tower
No. 1566 Yan’an W. Road
Shanghai 200052, ChinaTel: (86 21) 5258-2666
Fax: (86 21) 5258-7968 Website: www.jzfz.cn
THANK YOU!
Q & A