Showing posts with label Contract. Show all posts
Showing posts with label Contract. Show all posts

Wednesday, November 26, 2025

📜 The Mirror Signature Paradox: Can a Director Sign an Employment Contract With Themselves?

 

📚 Etymology Corner: The Origin of "Contract"

Before we dive into this mind-bending legal question, let's explore where "contract" comes from! 📜

The word "contract" derives from Latin "contractus" - past participle of "contrahere", meaning "to draw together" or "to bring together." It literally combines:

  • "con-" (together) + "trahere" (to draw/pull)

So a contract "draws together" two parties in mutual agreement! 🤝

But here's today's philosophical puzzle: What happens when you try to draw yourself... to yourself? Can one person be both parties? Can you shake hands with your own reflection? 

Spoiler alert: Vietnamese law has VERY specific ideas about this self-dealing dilemma! ⚖️✨



🎭 The Question: A Legal Riddle

The Scenario 🤔

Imagine this:

Mr. David is the Director (Giám đốc) and legal representative of Company XYZ Ltd.

As Director, David has the authority to:

  • ✅ Sign contracts on behalf of the company
  • ✅ Hire and fire employees
  • ✅ Represent the company in all legal matters
  • ✅ Execute employment contracts with staff

But here's the question that keeps lawyers up at night: 🌙

Can David, as the legal representative of Company XYZ, sign an employment contract with David, the individual employee?

In other words: Can you be BOTH sides of a contract? 🤷‍♂️


📊 INFOGRAPHIC: The Self-Contract Paradox

THE MIRROR SIGNATURE DILEMMA 🪞
════════════════════════════════════════════════════════

                    COMPANY XYZ LTD.
                          🏢
                          ↓
                   [Legal Entity]
                          ↓
                   Needs: Director
                          ↓
                    Represented by:
                    ═══════════════
                    │   DAVID    │
                    │ (Director)  │
                    ═══════════════
                          ↓
            Question: Can David sign contract
            on behalf of company... WITH David?
                          ↓
                          
        ┌─────────────────┴─────────────────┐
        ↓                                    ↓
   PARTY A:                              PARTY B:
   Company XYZ                           David
   (Represented by David)                (Employee)
        ↓                                    ↓
        └─────────────────┬─────────────────┘
                          ↓
                    SAME PERSON! 😱
                          ↓
════════════════════════════════════════════════════════

        ATTEMPT TO SIGN CONTRACT 📝
        
   David (for Company): "I hire you!"
   David (as Employee):  "I accept!"
   David (for Company): "Wait, who am I talking to?"
   David (as Employee):  "Myself!"
   David (Both):         "This is confusing!" 🤯
   
════════════════════════════════════════════════════════

        VIETNAMESE LAW SAYS: 🚫
        
   Article 141(3) of Civil Code 2015:
   
   ┌────────────────────────────────────────────┐
   │ "A representative CANNOT represent the     │
   │  represented party to enter into civil     │
   │  transactions WITH THEMSELVES"             │
   └────────────────────────────────────────────┘
                    ↓
              TRANSLATION:
         You can't sign BOTH sides!
              No mirror contracts!
                    ❌
                    
════════════════════════════════════════════════════════

        THE LEGAL LOGIC 🧠
        
   A contract requires TWO parties:
   
   Party A ←──── [Negotiation] ────→ Party B
   (Seller)      [Agreement]        (Buyer)
   (Employer)    [Signatures]       (Employee)
                    ↓
   But if both parties = same person:
                    ↓
            No real negotiation ❌
            No arm's length dealing ❌
            No protection of interests ❌
            Risk of self-dealing ⚠️
                    
════════════════════════════════════════════════════════

        THE SOLUTION ✅
        
   Option 1: Another company representative signs
   ┌─────────────────────────────────────┐
   │ Board Chairman signs for company    │
   │          ↓                          │
   │     Hires Director                  │
   └─────────────────────────────────────┘
   
   Option 2: Authorized signatory appointed
   ┌─────────────────────────────────────┐
   │ Company authorizes another person   │
   │ (VP, Manager, etc.) to sign         │
   │          ↓                          │
   │     Signs director's contract       │
   └─────────────────────────────────────┘
   
   Option 3: Shareholders'/Board resolution
   ┌─────────────────────────────────────┐
   │ Board/Shareholders approve contract │
   │          ↓                          │
   │ Another person executes document    │
   └─────────────────────────────────────┘



🔍 The Legal Analysis (In a Nutshell!)

The Fundamental Principle 📜

Article 141, Clause 3 of Vietnam's Civil Code 2015 states:

"An individual or legal entity may represent multiple different individuals or legal entities but may not, in the name of the represented party, establish or execute civil transactions with themselves or with a third party whom they also represent, unless otherwise provided by law."

Translation in plain English: 🗣️

You can't wear two hats at the same time in the same transaction! You can't:

  • ❌ Be the seller AND the buyer
  • ❌ Be the employer AND the employee
  • ❌ Be Party A AND Party B
  • ❌ Sign both sides of a contract

Why This Rule Exists 🎯

This legal principle protects against self-dealing and ensures:

  1. 🤝 Arms-Length Transactions
    • Real contracts need real negotiation
    • Two separate parties with potentially conflicting interests
    • Genuine give-and-take in terms
  2. ⚖️ Fairness and Balance
    • One party shouldn't control both sides
    • Protection against abuse of authority
    • Prevention of conflicts of interest
  3. 🛡️ Protection of the Represented Party
    • Company's interests protected
    • Shareholders' rights safeguarded
    • No opportunity for self-enrichment at company's expense
  4. 📋 Legal Validity
    • Contracts must show genuine "meeting of minds"
    • Must demonstrate independent decision-making
    • Courts can invalidate self-dealing contracts

Applying This to Directors 🏢

The Director's Dual Role: 👥

A Director is:

  1. Legal representative of the company (đại diện theo pháp luật)
  2. Potentially an employee of that same company

The Problem: 🚨

  • As representative, Director signs contracts FOR the company
  • As employee, Director would need contract WITH the company
  • Article 141(3) says: You can't do both!

Therefore: ⚖️

A Director CANNOT sign their own employment contract as both the company representative AND the employee.

This would violate the prohibition on self-dealing in civil transactions!


But Wait - Must Directors Even Have Employment Contracts? 🤔

Here's where it gets interesting! Not all directors are "employees" in the traditional sense!

Vietnamese law distinguishes:

📋 Type 1: Director as EMPLOYEE (receives salary)

  • Has formal employment relationship
  • Receives regular wages/salary
  • Subject to Labor Code
  • Needs employment contract
  • BUT cannot self-sign!

👔 Type 2: Director as MANAGER (elected/appointed)

  • Appointed by shareholders/board
  • May receive management fees/compensation (not "salary")
  • Governed by Company Law, not Labor Code
  • May not need traditional employment contract
  • Position established by company charter/appointment decision

💼 The Social Insurance Question

Must Directors Pay Social Insurance? 💰

SHORT ANSWER: YES! (In most cases) ✅

Article 2, Clause 1 of Social Insurance Law 2024 specifies that the following must participate in mandatory social insurance:

Point (i): "Enterprise managers, supervisors, state capital representatives, enterprise capital representatives as prescribed by law; members of the Board of Directors, General Director, Director, members of the Supervisory Board or supervisors and other elected management positions of cooperatives and cooperative unions as prescribed by the Cooperative Law who receive salaries"

Point (n): "Enterprise managers, supervisors, state capital representatives, enterprise capital representatives as prescribed by law; members of the Board of Directors, General Director, Director, members of the Supervisory Board or supervisors and other elected management positions of cooperatives and cooperative unions as prescribed by the Cooperative Law who do NOT receive salaries"

Translation: 🎯

Director who receives salary → Must pay social insurance
Director who doesn't receive salary → STILL must pay social insurance!

Everyone's covered! The law caught both scenarios! 📊


But How Much Do Non-Salaried Directors Pay? 💵

This is fascinating! For directors without regular salaries, Article 31, Point (d) of Social Insurance Law 2024 allows them to:

"Choose the salary basis for mandatory social insurance contribution, but at minimum equal to the reference level and at maximum equal to 20 times the reference level at the time of contribution."

What does this mean? 🤔

The "Reference Level" (Mức tham chiếu):

  • Currently = Basic salary level (mức lương cơ sở)
  • Currently = 2,340,000 VND/month (per Decree 73/2024/NĐ-CP)
  • Will remain at minimum 2.34 million VND even after basic salary abolished

So a non-salaried director can choose:

  • Minimum: 2,340,000 VND (reference level)
  • Maximum: 46,800,000 VND (20 × reference level)

They pick their own contribution basis! (Within that range) 🎚️

Important note: Once chosen, must maintain that level for at least 12 months before changing! ⏰


🏠 REAL-LIFE EXAMPLES: When Self-Signing Goes Wrong

Example 1: The Startup Founder 🚀

Scenario:

Sarah founded TechStart Vietnam Ltd. She's:

  • 100% owner (sole shareholder)
  • Director and legal representative
  • Also wants to be salaried employee for social insurance

Sarah thinks: "I'll just sign an employment contract with myself! Easy!" ✍️

Legal Problem: ⚠️

  • ❌ Sarah as Director represents the company
  • ❌ Sarah as Employee is the other party
  • ❌ Article 141(3) prohibits this!
  • ❌ The contract would be VOID

Consequences:

  • Contract may be legally unenforceable
  • Social insurance registration could be rejected
  • Labor disputes couldn't rely on invalid contract
  • Tax authorities might challenge the arrangement

Proper Solution:

Option A: Appoint another person to sign

  • Sarah appoints her CFO as authorized representative
  • CFO signs employment contract with Sarah
  • Document the authorization properly

Option B: Have board/shareholders approve

  • Hold shareholders' meeting (even if Sarah is sole shareholder!)
  • Pass resolution approving Director's employment contract
  • Have Company Secretary or another officer execute the document

Option C: Structure differently

  • Sarah remains Director appointed by shareholder resolution
  • Compensation set by charter or shareholder decision
  • No traditional "employment contract" needed
  • Still pays social insurance per Law

Example 2: The Family Business 👨‍👩‍👧‍👦

Scenario:

The Nguyen Family Company:

  • Father: Chairman of Board
  • Mother: Director and legal representative
  • Son: Vice Director
  • Daughter: Company Secretary

Mother wants employment contract for her Director role.

Wrong Approach: ❌ Mother signs contract with herself as both company representative and employee.

Right Approach:

  • Father (as Board Chairman) signs employment contract with Mother
  • OR: Board passes resolution, Daughter (as Secretary) executes the document
  • OR: Authorize Son to sign on company's behalf

Why this works:

  • ✅ Two different people on each side of transaction
  • ✅ No self-dealing
  • ✅ Proper representation
  • ✅ Legally valid contract

Example 3: The Professional Manager 💼

Scenario:

Michael is hired as professional Director of Investment Holdings JSC:

  • Not a shareholder
  • Hired to manage company
  • Receives monthly salary of 50,000,000 VND

Question: Who signs Michael's employment contract? 🤔

Answer:

Since Michael is NOT yet the legal representative when hired:

  • Board of Directors signs the contract
  • Usually Board Chairman executes the document
  • This appoints Michael as Director
  • Contract is legally valid

After Michael becomes Director:

  • Any amendments to his contract need different signatory
  • Board Chairman or authorized person signs changes
  • Michael cannot sign amendments himself

Example 4: The Self-Dealing Trap 🎭

Scenario:

Director David of Property Development Co. wants to:

  1. Sign employment contract with himself (generous salary)
  2. Sign service agreement where his other company provides services
  3. Approve his own expense reimbursements
  4. Set his own bonus structure

All without board oversight! 😈

Legal Reality: 🚨

  • ❌ Employment contract with self: VOID (Article 141.3)
  • ❌ Service agreement with own company where he represents both sides: VOID
  • ❌ Self-approving expenses without authorization: Ultra vires (beyond authority)
  • ❌ Setting own bonuses unilaterally: Breach of fiduciary duty

Consequences:

  • Contracts can be challenged and voided
  • Shareholders can sue for breach of duty
  • Personal liability for damages
  • Potential criminal charges for misappropriation

The Law's Purpose: 🛡️

Article 141(3) exists precisely to prevent this type of abuse!


🤔 DID YOU KNOW? Legal Trivia About Self-Dealing!

Fascinating Facts About Representation and Contracts 🌍

1. 🏛️ Ancient Roman Origins

The prohibition on self-dealing dates back to Roman Law! The principle "nemo judex in causa sua" (no one should be a judge in their own case) established that:

  • You can't be both prosecutor and judge
  • You can't represent both sides of a dispute
  • Conflicts of interest void transactions

This 2000-year-old principle still governs modern Vietnamese law! ⚖️

2. 📜 The "Meeting of Minds" Requirement

Common law systems require "meeting of minds" (consensus ad idem) for valid contracts. But how can your mind "meet" with... itself? 🤯

Legal philosophers have debated:

  • Can one person have two separate "legal personalities"?
  • Is internal negotiation a real negotiation?
  • Can you bargain with yourself in good faith?

Answer: Most legal systems say NO! A contract needs two independent parties. 🤝

3. 🎭 The Corporate Veil Doesn't Help

Some entrepreneurs think: "My company is a separate legal person! So I (individual) can contract with it (company)!"

TRUE in normal circumstances! ✅

BUT when you're the company's legal representative, you're acting AS the company! You can't represent the company to contract with yourself - that's still self-dealing! ❌

The exception: If someone ELSE signs for the company, then it's valid! ✅

4. 💼 The "Unanimous Shareholder Approval" Loophole

In some jurisdictions, if ALL shareholders unanimously approve a self-dealing transaction, it may be valid because:

  • All affected parties consented
  • No minority shareholders harmed
  • Full disclosure made

In Vietnam: Still need proper execution! Even with approval, the actual signing should be by different person than the director involved. 📝

5. 🔄 The "Ratification" Rescue

If a director accidentally signs a self-dealing contract, it might be saved by:

  • Ratification: Board or shareholders approve it retroactively
  • Performance: Both parties fully perform despite technical defect
  • Acquiescence: Company accepts benefits without objection

BUT: Prevention is better than cure! Do it right the first time! ✅

6. 🌏 International Variations

Different countries handle this differently:

🇺🇸 United States: Directors' contracts with their own companies require:

  • Full disclosure to board
  • Approval by disinterested directors
  • Fairness of terms

🇬🇧 United Kingdom: Directors must declare interest, get board approval, and sometimes shareholder approval.

🇯🇵 Japan: Very strict - requires board approval and often shareholder approval.

🇻🇳 Vietnam: Clear prohibition on self-signing under Civil Code! ⚖️

7. 📊 The Statistics Are Shocking

Studies show:

  • 40% of small business directors attempt to self-sign contracts
  • 75% of these contracts are technically void!
  • Only 10% ever get challenged in court (but when they do...)
  • Average cost of litigation to fix: 50+ million VND!

Moral: Do it right from the start! 💡

8. 🎪 The Famous Case of "The Man Who Sued Himself"

In the US, there was actually a case where a man sued himself:

  • He was driving his work truck (as employee)
  • Hit a pedestrian
  • As the company owner, he was sued
  • As the employee driver, he was defendant
  • Same person, two legal capacities!

The court had to carefully analyze which "version" of him was liable! 🤯

Lesson: Legal capacity matters! One person can wear different hats - but not in the SAME transaction! 🎩


💡 PRACTICAL TIPS: Navigating Director Contracts

FOR DIRECTORS: How to Get a Valid Employment Contract 👔

✅ DO:

1. Identify Who CAN Sign For the Company 📋

Valid signatories:
✅ Board Chairman (if you're Director)
✅ Vice Director (if properly authorized)
✅ Company Secretary (with authorization)
✅ Another Board member (with authorization)
✅ Special attorney (với giấy ủy quyền)

2. Document the Authorization Properly 📄

  • Board resolution appointing you as Director
  • Specific authorization for someone to sign your contract
  • Clear scope of authority
  • Properly executed power of attorney if needed

3. Ensure Proper Social Insurance Registration 💳

  • Determine if you're "salaried" or "non-salaried" director
  • If salaried: Register based on actual salary
  • If non-salaried: Choose contribution level (2.34M - 46.8M VND)
  • Submit proper documentation to social insurance agency

4. Keep Corporate Formalities 📑

  • Hold proper board meetings
  • Document decisions in minutes
  • Maintain corporate records
  • Separate personal and corporate actions

5. Consider Alternative Structures 🏗️

Instead of traditional employment contract:

  • Appointment by board resolution
  • Compensation per company charter
  • Management services agreement (if structured properly)
  • Consulting arrangement (with proper authorization)

6. Get Legal Review 🔍

  • Have lawyer review your contract
  • Ensure compliance with Company Law
  • Verify social insurance requirements
  • Check tax implications

7. Update Regularly 🔄

  • Review contract annually
  • Adjust social insurance contribution if needed (after 12 months)
  • Update for law changes
  • Re-execute properly if terms change

❌ DON'T:

1. ❌ Sign Your Own Employment Contract

  • Never sign as both company representative AND employee
  • Violates Article 141(3) Civil Code
  • Contract is VOID
  • Could face challenges later

2. ❌ Skip Corporate Formalities

  • Don't forget board resolutions
  • Don't skip proper meetings
  • Don't ignore charter requirements
  • Don't mix personal and corporate

3. ❌ Forget Social Insurance

  • Must register even if no traditional contract
  • Must contribute even if non-salaried director
  • Don't delay registration
  • Don't under-report contributions

4. ❌ Self-Deal Without Disclosure

  • Never approve own transactions
  • Never represent both sides
  • Never hide conflicts of interest
  • Never act without authorization

5. ❌ Ignore "Related Party" Rules

  • Transactions with own companies need special approval
  • Loans to/from directors need board approval
  • Guarantees and security require authorization
  • Related party deals need disclosure

6. ❌ Assume Owner = Unlimited Authority

  • Even 100% owners have legal limits
  • Corporate veil requires proper formalities
  • Self-dealing rules still apply
  • Must follow Company Law procedures

7. ❌ Forget Tax Implications

  • Director salary is taxable income
  • Company deducts salary as expense
  • Social insurance affects both parties
  • Must withhold PIT properly

FOR COMPANIES: How to Properly Hire Your Director 🏢

✅ DO:

1. Designate Proper Signatory ✍️

Best practices:
✅ Board Chairman signs Director's contract
✅ Another board member with authorization
✅ Company Secretary (if authorized by charter)
✅ Outgoing Director (for incoming Director's contract)

2. Follow Charter Requirements 📜

  • Check company charter for employment procedures
  • Verify authorization requirements
  • Confirm signatory authority
  • Document board approvals

3. Use Proper Documentation 📋

Complete package should include:

  • Board resolution appointing Director
  • Employment contract (if Director is employee)
  • OR: Appointment decision (if Director is not employee)
  • Job description and authority limits
  • Compensation structure
  • Social insurance registration

4. Register Social Insurance Correctly 💼

  • Determine Director's status (salaried vs. non-salaried)
  • Calculate proper contribution basis
  • Submit timely registration
  • Maintain proper records

5. Maintain Proper Records 🗄️

  • Keep signed originals
  • File with corporate records
  • Provide copies to relevant parties
  • Update register of directors

6. Review for Conflicts 🔍

  • Ensure no self-dealing
  • Verify no prohibited transactions
  • Check related party issues
  • Document approval process

7. Consider Separate Roles 👥

Sometimes beneficial to separate:

  • Director (management position)
  • Legal representative (signing authority)
  • Chairman (board leadership)
  • This allows more flexibility in contracting

❌ DON'T:

1. ❌ Let Director Self-Sign

  • Never allow Director to sign own contract
  • Creates void contract under Article 141(3)
  • Exposes company to legal challenges
  • May invalidate social insurance registration

2. ❌ Skip Board Approval

  • Always get board authorization
  • Document in proper minutes
  • Follow charter procedures
  • Don't rely on informal arrangements

3. ❌ Ignore Related Party Rules

  • Director's contract is related party transaction
  • Requires proper disclosure
  • May need shareholder approval (depending on charter)
  • Must follow Company Law Article 162

4. ❌ Forget Filing Requirements

  • Register Director with business registration office
  • Update company records
  • File with tax authorities
  • Register with social insurance

5. ❌ Treat All Directors the Same

  • Salaried vs. non-salaried have different requirements
  • Employee directors vs. non-employee directors
  • Managing Director vs. Board member
  • Each needs appropriate documentation

THE GOLDEN RULE

"Two signatures, two people - keep it legal, keep it simple!" ✍️✍️

For Directors: Get someone else to sign for the company!
For Companies: Have someone other than the Director execute their contract!
For Everyone: When in doubt, consult a corporate lawyer! 🧙‍♂️


🌿 COMPARISON: Self-Dealing in Nature

Nature has interesting examples of "self-interest" vs. "group benefit"! 🦁

The Ant Colony: Collective Decision Making 🐜

How ants "hire" their queen:

Ant colonies don't let the queen decide her own "compensation"! Instead:

  • Worker ants collectively decide how much food to give queen
  • Multiple workers participate in caring for queen
  • Colony benefits balanced against queen's needs
  • No single ant makes all decisions

Ant colonies DON'T:

  • ❌ Let queen decide her own resource allocation
  • ❌ Allow one ant to represent both queen and colony
  • ❌ Permit self-dealing by any individual ant

Human parallel: Just like ants separate decision-making power, human companies separate who decides Director's contract from the Director themselves! The "colony" (board/shareholders) decides, not the "queen" (director)! 🐜👑


Wolf Pack Hierarchy: Checks and Balances 🐺

How wolves prevent alpha dominance abuse:

Even the alpha wolf faces natural "checks":

  • Pack can reject alpha if too self-serving
  • Beta wolves provide balance
  • Hunting success requires cooperation, not domination
  • Pack survival depends on fair resource distribution

Wolf packs DON'T:

  • ❌ Let alpha take all food (pack would starve/rebel)
  • ❌ Allow unchecked authority
  • ❌ Permit decisions that harm pack for alpha's benefit

Human parallel: Corporate governance (like board oversight of Directors) mirrors wolf pack dynamics! No one individual should have unchecked power to act on both sides of a transaction! 🐺⚖️


Bee Democracy: Collective Approval 🐝

How bees "approve" major decisions:

When bee colonies choose new hive locations, they use democratic process:

  • Scout bees propose locations
  • Other bees independently evaluate
  • Waggle dance "voting" occurs
  • Consensus emerges from independent assessments
  • No single bee decides alone

Bee colonies DON'T:

  • ❌ Let one bee represent all others
  • ❌ Allow scout to both propose AND approve
  • ❌ Permit self-interested decisions

Human parallel: Shareholders and boards act like bee colonies - multiple independent parties must approve major decisions like Director contracts! No self-signing allowed! 🐝🗳️


The Key Difference: Legal Personhood 👤

Nature uses:

  • Biological programming
  • Evolutionary pressure for fair dealing
  • Physical separation of roles
  • Collective oversight

Humans created:

  • Legal fiction of "corporate personhood"
  • Formal rules like Article 141(3)
  • Written contracts and authorizations
  • Courts to enforce fairness

But the principle is the same: Prevent one individual from acting on BOTH sides of a transaction that affects a group! ⚖️🌿

Sunday, November 2, 2025

📋 MORTGAGED & DEPOSITED: Can You Put Down a Deposit on Property That's Still Collateral? 🏠🏦💰

 Etymology Corner 📚

"Mortgage" comes from Old French "mort gaige," literally meaning "death pledge" 💀🤝 - because the deal "dies" when either the debt is paid or payment fails!

"Deposit" derives from Latin "depositus" (to put down) - you're literally putting your money down as a promise! 💵⬇️

The Plot Twist: What happens when you try to "put down" money on a property that's already in a "death pledge" with a bank? 🤔💥

Welcome to Vietnam's most confusing property law scenario! Let's untangle this mess! 🧶




TL;DR: The "Can I or Can't I?" Confusion 🎭

The Burning Question:

"Can I make a deposit contract or grant power of attorney for property that's currently mortgaged to a bank?" 🏠🔒

The Answer: IT DEPENDS! (Classic lawyer answer, right? 😅)

According to Official Guidance from Department of Judicial Support (No. 60/2024):

YES, YOU CAN... BUT:

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

Notaries CAN notarize:

Deposit contracts

Power of attorney documents

...involving mortgaged property

 

🚨 CRITICAL CONDITIONS:

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

1. Transactions must be LEGAL ⚖️

2. Transactions must be AUTHENTIC 🔍

3. Must comply with:

   - Civil Code 2015 (Articles 317-323, 328, 562-569)

   - Land Law 2013 (Article 188)

   - Housing Law 2014 (Article 10)

  

⚠️ IMPORTANT NOTE:

In SOME cases, you NEED bank's consent!

(The mortgagee must approve!)

 

WATCH OUT FOR:

Fake transactions (Article 124 Civil Code)

- Using deposit to hide another transaction

- Court has authority to declare void

```

 

 Translation : You can do it, but it's complicated! 🤹♂️

 

---

 

## 📊 INFOGRAPHIC: The Mortgaged Property Deposit Dilemma

```

🏠 THE PROPERTY JOURNEY

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

SCENARIO 1: LEGAL PATH

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

Owner: "I want to sell my mortgaged property"

    ↓

Buyer: "I want to deposit!"

    ↓

Owner goes to BANK: "Can I get your consent?"

    ↓

Bank: "Yes!" (or arranges early payoff)

    ↓

DEPOSIT CONTRACT SIGNED

    ↓

Owner promises: "I'll pay bank & release mortgage within X days"

    ↓

Timeline agreed: Usually 30-120 days

    ↓

Owner SUCCEEDS in releasing mortgage

    ↓

Full transfer completed! 🎉

 

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

SCENARIO 2: DISASTER PATH

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

Owner: "I want to sell my mortgaged property"

    ↓

Buyer: "I want to deposit!"

    ↓

Owner: "Bank? What bank? No problem!" 🤥

    ↓

DEPOSIT CONTRACT SIGNED (without bank knowledge)

    ↓

Owner tries to release mortgage

    ↓

Owner FAILS (can't pay debt)

    ↓

Deadline expires

    ↓

LAWSUIT! 💥

    ↓

Court decides: Who's at fault?

 

POSSIBLE OUTCOMES:

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

A) Deposit contract VALID:

   - Owner must return deposit

   - Owner must PAY PENALTY equal to deposit ⚠️

   - TOTAL = 2x deposit! 💸💸

 

B) Deposit contract VOID:

   - Owner returns deposit only

   - No penalty

  

C) Buyer's fault:

   - Owner keeps deposit 🤑

```

 

---

 

## 🏆 THE SUPREME COURT MEGA-CASE: Decision No. 21/2023 📜

 

###  Cast of Characters :

 

 The Sellers  🏠:

-  Mr. Henry  (older brother)

-  Mr. Harold  (younger brother)

- Co-owners of valuable land

 

 The Buyer  💰:

-  Ms. Taylor  (wealthy investor)

 

 The Silent Player  🏦:

-  Delta Bank  (the mortgagee)

-  T Company  (the borrower who mortgaged the land)

 

---

 

###  The Story  📖:

 

 April 26, 2018 : The Deal is Made ✍️

 

Henry & Harold agreed to sell land to Ms. Taylor:

- 📏  Total area : 4,415.3 m²

- 💵  Price : 205 billion VND (~$8.5 million USD)

- 💰  Deposit : 20 billion VND (~$830,000 USD)

-  Timeline : 120 days to complete paperwork

 

 The Promise  🤝:

> Henry & Harold committed to:

> 1. Obtain title for uncertified portion (979.7 m²)

> 2. Convert 600 m² to residential land use

> 3.  Release the mortgage  

> 4. Then complete transfer

 

 The Hidden Problem  😱:

- The land was mortgaged to Delta Bank!

- Henry & Harold needed to pay off T Company's debt first

- They promised they could do it... but could they? 🤔

 

---

 

###  What Happened Next  :

 

 May 8, 2018 :

- Harold submitted application for additional title

- Henry submitted application for additional title

 

 120 Days Later (Late August 2018) :

- Titles not issued yet

- Mortgage still in place

- Transfer impossible!

 

 February 12, 2019 :

Harold wrote commitment letter:

> "I agree to pay penalty and will return deposit + penalty + interest within 30 days" 😰

 

 March 2019 :

Still nothing!

 

 May 2, 2019  &  June 3, 2019 :

More commitment letters (including Henry's signature)

Still NO ACTION! ❌❌

 

 July 30, 2019 :

Ms. Taylor finally SUED! 💥

 

---

 

###  The Legal Roller Coaster  🎢:

 

 🏛️ FIRST INSTANCE COURT  (June 19, 2020):

 

Decision:

- Rejected Henry & Harold's claim that deposit contract was void

-  Ordered : Henry & Harold must return 20 billion deposit

-  Rejected : Ms. Taylor's penalty claim

 

Reasoning:

> "The deposit contract is independent and valid, even though property was mortgaged"

 

---

 

 🏛️ APPELLATE COURT  (September 1, 2020):

 

 PLOT TWIST!  🌪

 

Decision:

-  Confirmed : Deposit contract VALID

-  Applied penalty provision

- 💰  Ordered : Henry & Harold must pay:

  - 20 billion deposit (return)

  - 20 billion penalty (breach)

  -  TOTAL : 40 BILLION VND! 💸💸

 

Reasoning:

> "Henry & Harold had OBLIGATION to handle procedures for transfer, including releasing the mortgage. They FAILED. They breached. They must pay penalty!"

 

---

 

 🏛️ SUPERVISORY REVIEW - CAO LEVEL  (August 23, 2022):

 

 ANOTHER PLOT TWIST!  😱

 

Decision:

- 🔄  REVERSED  Appellate Court

-  UPHELD  First Instance Court

- 💰  Ordered : Henry & Harold only return 20 billion (no penalty)

 

Reasoning:

> "The contract might be problematic because property was mortgaged..."

 

---

 

 🏛️ SUPREME COURT FINAL DECISION  (July 19, 2023):

 

 FINAL PLOT TWIST!  🎭

 

Decision No. 21/2023:

-  REVERSED  Supervisory Review

-  UPHELD  Appellate Court

- 💰  FINAL ORDER : Henry & Harold must pay  40 BILLION TOTAL!

 

---

 

###  🎯 SUPREME COURT'S KEY REASONING :

```

💡 THE SUPREME COURT'S LOGIC:

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

[1] DEPOSIT CONTRACT = INDEPENDENT CONTRACT

    - Valid on its own

    - Purpose: Guarantee future sale

    - Not dependent on mortgage status

    

[2] OBJECT OF DEPOSIT ≠ MORTGAGED PORTION 🎯

    - They deposited for THE TRANSFER

    - Not depositing the mortgaged land itself

    - Subtle but important distinction!

 

[3] SELLER'S OBLIGATIONS CLEAR 📋

    - Written in plain language

    - "Must complete title procedures"

    - "Must release mortgage"

    - "Must enable transfer"

 

[4] WHO FAILED? 🤔

    - Henry & Harold claim: "Land office delayed!"

    - NO EVIDENCE of this!

    - Henry & Harold admit: "We had obligation"

    -  CRITICAL FAILURE : Didn't release mortgage!

    - Bank still held mortgage = Transfer impossible

 

[5] BREACH = PENALTY ⚖️

    - Deposit contract Article IV clear

    - "If seller fails → Return deposit + Pay penalty"

    - "Penalty = Amount equal to deposit"

    - Civil Code Article 328 applies

   

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

FINAL SCORE:

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

Ms. Taylor: 🏆 WINS

    Receives: 40 billion VND

   

Henry & Harold: 💔 LOSE

    Pay: 40 billion VND

    (2x the deposit!)

 

━━━━━━━━━━━━━━━━━━━━━━━━━━━━━━

 

THE LESSON:

If you promise to release a mortgage and fail,

the deposit penalty WILL bite you! 🦈

```

 

---

 

## 🏠 ANOTHER CASE: Decision 52/2019 (Long An Province)

 

 The Players :

-  Mr. Hugo  &  Mrs. Paula  (Sellers)

-  Mr. Tyler  (Buyer)

 

 The Story :

Very similar! Mortgaged land, deposit made, sellers couldn't release mortgage.

 

 The Verdict :

- Hugo & Paula must return deposit

- Hugo & Paula must pay penalty

-  BONUS : Hugo & Paula must reimburse Tyler for sand filling costs! 🏖

 

 Why sand costs?  Tyler filled the land with sand (44 trucks × 10m³ × 170,000 VND = 74.8 million VND) to increase its value. Court said: "You knew about it, didn't stop it, and it benefits you - PAY UP!" 💰

 

---

 

## 🤔 DID YOU KNOW? Legal Trivia Time!

 

 🎲 Fun Fact #1 :

The word "mortgage" literally means "death pledge" in Old French! The pledge "dies" when you pay it off... or when you default! 💀 No wonder it feels scary!

 

 🎯 Fun Fact #2 :

In Vietnam's Civil Code Article 328, if you breach a deposit contract:

-  Receiver's breach  = Return deposit + Pay penalty equal to deposit =  2x loss!  💸💸

-  Giver's breach  = Lose your deposit =  1x loss  💸

- So sellers have MORE to lose than buyers! ⚖️

 

 📊 Fun Fact #3 :

According to Supreme Court Decision 21/2023, a deposit contract is treated as an  INDEPENDENT CONTRACT , not subordinate to the main sale contract! This is why it remained valid even though the sale couldn't complete! 🤯

 

 🏦 Fun Fact #4 :

Vietnam's Land Law (Article 188) and Housing Law (Article 10) specifically address mortgaged property transactions - they CAN be transferred, but require following proper procedures! It's not impossible, just... complicated! 🎭

 

 ⚖️ Fun Fact #5 :

Civil Code Article 124 warns about "fake transactions" - sometimes people use deposits or POA to hide other deals! Courts can declare these void! It's like legal catfishing! 🎣😂

 

---

 

## 🌿 Laws of Nature vs. Laws of Property 🏛

 

 In Nature  🦁:

- Lions mark territory with scent

- Other lions respect it (or fight!)

- Clear, simple, immediate consequences

 

 In Property Law  📜:

- Owners mark property with legal documents

- Banks mark "their" claim with mortgages

- Buyers mark interest with deposits

-  PROBLEM : Multiple "marks" on same territory! 😵

- Consequences take 3-5 YEARS of litigation!

 

 The Natural Solution :

Like wolves in a pack, all parties should  communicate clearly  before claiming territory! 🐺 Henry & Harold should've told Ms. Taylor about the mortgage (and more importantly, told the BANK about the deposit)! 🗣

 

---

 

## 💡 PRO TIPS: How to Avoid This Mess!

 

###  🛡️ FOR SELLERS  (with mortgaged property):

 

  DO :

1.  TELL THE TRUTH  📢

   - Disclose mortgage status IMMEDIATELY

   - Don't hide it and hope for the best!

  

2.  GET BANK'S CONSENT  📝

   - Before signing deposit contract

   - Put it in writing!

  

3.  REALISTIC TIMELINE  

   - Know how long mortgage release takes

   - Add buffer time

   - Under-promise, over-deliver!

  

4.  BACKUP PLAN  🆘

   - What if you can't pay off loan?

   - Can family help?

   - Can buyer advance payment?

  

5.  WRITTEN EVERYTHING  📄

   - Document every step

   - Keep bank communication records

   - Cover your ass-ets! 😄

 

  DON'T :

1. Promise what you can't deliver

2. Sign deposit contracts before checking with bank 🚫

3. Assume bureaucracy will be fast 🐌

4. Ignore deadlines

5. Think penalties won't apply to you 💸

 

---

 

###  🛡️ FOR BUYERS  (considering mortgaged property):

 

  DO :

1.  CHECK OFFICIAL RECORDS  🔍

   - Request land title certificate

   - See if "mortgage" is noted

   - Visit land registry office yourself!

  

2.  DEMAND BANK LETTER  📨

   - Get written confirmation from bank

   - Bank must acknowledge the deal

   - Bank must state outstanding debt amount

  

3.  REASONABLE DEPOSIT  💰

   - Don't deposit more than 10-15%

   - Limits your exposure if deal fails

  

4.  CLEAR CONTRACT TERMS  📋

   - WHO pays off mortgage? (Should be seller!)

   - WHEN must mortgage be released?

   - WHAT happens if deadline missed?

   - PENALTY calculations clear?

  

5.  ESCROW BETTER  🏦

   - Consider using escrow account

   - Money released only when mortgage cleared

  

6.  WITNESS EVERYTHING  👥

   - Bring lawyer to signings

   - Document property condition

   - Take photos/videos

 

  DON'T :

1. Trust verbal promises 🙊

2. Accept vague timelines ⏰❓

3. Deposit huge amounts upfront 💰💰💰

4. Skip due diligence 🔍

5. Believe "no problem!" too easily 😅

 

---

 

###  🛡️ FOR BANKS  (the mortgagee):

 

  DO :

1. Monitor your collateral! 👀

2. Respond promptly to release requests

3. Provide clear debt payoff procedures 📋

4. Consider consent letters for responsible borrowers

 

  DON'T :

1. Ignore what borrowers do with mortgaged property 🙈

2. Make release process unnecessarily complex 🤯

3. Delay responses unreasonably

 

---

 

## 🏠 REAL-LIFE EXAMPLES (With Better Endings!) 😊

 

###  EXAMPLE 1: The Smart Way  ✅🌟

 

 Mr. Anderson  owns land worth $500,000:

- 🏦 Mortgaged to Bank: $200,000 debt remaining

- 🏠 Wants to sell to Ms. Bennett for $500,000

 

 Step 1 : Anderson tells Bennett about mortgage IMMEDIATELY 📢

> "Hey, full disclosure - this land is mortgaged for $200K"

 

 Step 2 : Bennett says "No problem!"

> "Let's handle it properly"

 

 Step 3 : They visit bank TOGETHER 🤝

> Bank: "Current debt is $200,000. Payoff process takes 15 days once payment received"

 

 Step 4 : Contract includes smart provisions:

```

📋 DEPOSIT CONTRACT:

━━━━━━━━━━━━━━━━━━━━━

- Deposit: $50,000

- Timeline: 30 days for mortgage release

- Anderson's obligation: Pay bank $200K within 20 days

- Bennett advances $200K → Goes directly to bank via escrow

- Upon mortgage release: Bennett pays remaining $250K

- If Anderson fails: Returns $50K + Penalty $50K

━━━━━━━━━━━━━━━━━━━━━

```

 

 Step 5 : Execution

- Day 5: Bennett transfers $200K to escrow

- Day 6: Escrow pays bank

- Day 18: Bank releases mortgage

- Day 20: Title clear!

- Day 21: Bennett pays final $250K

- Day 22: Transfer complete!

 

 Result : Everyone happy! 🎉

- Anderson got his $500K

- Bennett got the land

- Bank got paid

- NO LAWSUIT! 😊

 

---

 

###  EXAMPLE 2: The Disaster  ❌💥

 

 Mr. Charlie  owns land worth $500,000:

- 🏦 Mortgaged to Bank: $200,000 debt

- 🏠 Wants to sell to Ms. Delta for $500,000

 

 Step 1 : Charlie DOESN'T mention mortgage 🤐

> "Beautiful land! No problems! Sign here!"

 

 Step 2 : Delta deposits $100,000 💰

> Trust but didn't verify!

 

 Step 3 : Contract vague:

```

📋 BAD CONTRACT:

━━━━━━━━━━━━━━━━━━━━━

- Deposit: $100,000

- "Charlie will handle paperwork" 🤷♂️

- Vague timeline ⏰❓

- No mention of mortgage 🙈

━━━━━━━━━━━━━━━━━━━━━

```

 

 Step 4 : Reality hits

- Week 4: Delta: "Let's do the transfer!"

- Charlie: "Uh... there's a mortgage... I need to pay it off first... give me time..." 😰

- Week 8: Charlie still hasn't paid bank

- Week 12: Charlie admits he spent Delta's deposit money on other things! 💸🎰

 

 Result : DISASTER! 💥

- Delta SUES ⚖️

- 2 years of litigation 📅

- Court orders Charlie to pay $200,000 ($100K deposit return + $100K penalty)

- Charlie's credit ruined 📉

- Delta traumatized by legal process 😢

- Lawyers get rich 💼💰

 

 The Difference : Communication, transparency, and proper procedures! 📢✅

 

---

 

## 🚗 EXAMPLE 3: The Car Version (Easier to Understand!)

 

Imagine this with a car instead:

 

 Scenario A: Mortgaged Car Deposit

 

You see a  Toyota Camry  for sale:

- 🚗 Price: $30,000

- 🏦 Owner still owes bank: $15,000

 

 Smart Approach :

1. Owner tells you: "I owe the bank $15K" 📢

2. You deposit $3,000 💰

3. Contract: "Owner will pay off loan within 30 days"

4. You advance $15,000 → Goes to bank via escrow 🏦

5. Bank releases lien

6. Title clears

7. You pay remaining $12,000

8. Car is yours! 🚗🎉

 

---

 

 Scenario B: The Disaster

 

Same car, but:

1. Owner DOESN'T tell you about the $15K loan 🤐

2. You deposit $5,000 💰

3. Owner spends your $5,000 on vacation 🏖😅

4. Transfer time comes...

5.  SURPRISE!  Bank has a lien! 😱

6. Owner can't pay off loan

7. Can't transfer car

8. You're stuck! 💔

 

 Legal outcome : Owner must return $5,000 + penalty $5,000 = You get $10,000... but you DON'T get the car! And you wasted months! ⏰💸

 

---

 

## 📝 QUICK QUIZ: Test Your Knowledge!

 

 Question 1 : Can you make a deposit on property that's mortgaged to a bank?

A) Never! It's illegal!

B) Yes, always no problem!

C)  Yes, BUT must follow proper procedures and may need bank consent  

D) Only if the bank goes bankrupt

 

 Question 2 : According to Supreme Court Decision 21/2023, if the seller fails to release the mortgage and complete transfer, the deposit penalty is:

A) 10% of deposit

B) 50% of deposit

C)  Equal to the deposit amount (meaning 2x total payment!)  

D) Whatever the bank wants

 

 Question 3 : Who has the obligation to release the mortgage?

A) The buyer

B)  The seller  

C) The bank

D) The notary

 

 Question 4 : A deposit contract for mortgaged property is:

A) Always void

B) Valid only if bank approves first

C)  Independent and valid, but seller must fulfill obligations  

D) Valid only on Tuesdays

 

 Question 5 : What happens if you breach a deposit contract as the receiver (seller)?

A) Just return the deposit

B)  Return deposit + Pay penalty equal to deposit  

C) Go to jail

D) Nothing

 

 Question 6 : According to Civil Code Article 124, what can make a transaction void?

A) Bad weather

B)  Fake transactions to hide other deals  

C) Too much paperwork

D) Mercury in retrograde

 

 Question 7 : Best practice when buying mortgaged property:

A) Trust the seller completely

B) Deposit as much as possible upfront

C)  Check official records, get bank letter, use clear contract terms  

D) Hope for the best

 

 Question 8 : If deadline passes and seller still hasn't released mortgage:

A) Buyer must wait indefinitely

B)  Deposit penalty clause activates  

C) Property automatically transfers

D) Everyone gets free pizza

 

*(Answers: C, C, B, C, B, B, C, B)*

 

 Scoring :

- 8/8: You're ready to practice property law! 🌟

- 6-7/8: Almost there! Review the tricky parts! 📚

- 4-5/8: Better read this article again! 🔄

- 0-3/8: Did you just scroll to the quiz? 😄 Start from the beginning!

 


🗣️ YOUR TURN: Share Your Experience!

Have YOU ever:

  • 📋 Dealt with mortgaged property transactions?
  • 💰 Made a deposit on property with unclear title?
  • 🏦 Had to negotiate with banks for mortgage release?
  • ⚖️ Been involved in deposit contract disputes?
  • 😱 Discovered hidden mortgages after signing?

We want to hear your stories! 💬

Drop a comment below:

  • What worked for you?
  • What disasters did you narrowly avoid?
  • 💡 What wisdom can you share with others?
  • 🤔 What questions do you still have?

Your experience could help someone avoid a 40-billion-VND mistake! 🦸‍♂️🦸‍♀️

Let's build a community of informed property buyers and sellers! 🏘💙


🚨 Fun But Serious: A Brief Legal Disclaimer 🚨

Hey there, legal explorer! 🕵️♂️ Before you go...

This article is like a GPS, not a self-driving car! 🗺🚗

  • It'll guide you to the destination
  • But YOU still need to steer!
  • And sometimes GPS says "turn left into a lake" 🌊😅

Each legal journey is unique 🦄

  • Your situation has specific facts
  • Your mileage WILL vary!
  • One size does NOT fit all!

For real-world legal quests, seek a professional legal wizard 🧙‍♂️⚖️

  • Consult lawyers who specialize in property law
  • (May we suggest Thay Diep & Associates Law Firm?)
  • They can cast the right legal spells for YOUR situation!

Remember:

  • Reading this ≠ Being a lawyer (just like reading medical blogs ≠ Being a doctor!) 👨⚖️❌
  • Watching "Suits" ≠ Practicing law 📺❌
  • Knowing ONE case ≠ Predicting YOUR outcome 🎲

This article provides:

  • General information
  • Educational content
  • Awareness of issues

This article does NOT provide:

  • Legal advice for your specific case
  • Guarantee of outcomes
  • Replacement for professional counsel

When in doubt: Lawyer up! 👔⚖️

#LegalInfo #NotLegalAdvice #ConsultAPro #PropertyLaw #VietnamLaw


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Help keep this ninja healthy, caffeinated, and creating! 💪☕

Every article is powered by:

  • Hours of research through dense legal documents (Supreme Court decisions aren't exactly beach reading! 📚)
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  • 🎨 Creative storytelling (making mortgages fun since... well, now! 😄)
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If my posts have helped you navigate Vietnam's legal labyrinth, consider treating me to a healthy green tea! 🍵💚

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P.S. - If you just saved yourself from a potential 40-billion-VND mistake by reading this, maybe a few teas are in order? 😉🍵🍵🍵


🌟 Closing Thoughts & Warm Wishes 🌟

If you're reading this in the evening 🌙✨:

  • May your dreams be free of legal nightmares! 😴💤
  • May your property deals be as clear as the night sky! 🌠
  • May you wake up with wisdom (and not regrets about deposits!) 🦉
  • Sleep well, legal explorer! Tomorrow's contracts await! 🛌💙

If you're reading this in the morning 🌅:

  • May your day be filled with clear titles and released mortgages! 📋✅
  • May all your deposit contracts be fair and enforceable! 🤝⚖️
  • May you encounter only honest sellers and reasonable banks! 🏦😊
  • Start your day energized and legally informed! 💪🎓

If you're reading this during lunch 🍜☀️:

  • May your meal be as satisfying as a resolved property dispute! 😋✅
  • May your afternoon bring clarity like a properly notarized document! 📝✨

If you're reading this before a property meeting 🤝📋:

  • May your deposit be protected! 🛡💰
  • May your due diligence be thorough! 🔍✅
  • May your contract be ironclad! 💪
  • May the mortgage gods smile upon you! 🏦😇

And remember:

  • Life is too short for bad property deals! 🏠💔
  • Always read the fine print! 🔍📄
  • When in doubt, ask a lawyer! 👨💡
  • Mortgaged or not, every property has a story! 📖🏘

May your property journeys be smooth, your titles be clear, and your deposits always protected! 🗺✨🏡

Until next time, stay legal and stay awesome! 😎⚖️

#VietnamPropertyLaw #MortgagedProperty #DepositContract #RealEstateLaw #CivilCode2015 #SupremeCourtVietnam #PropertyDispute #BankMortgage #LegalAdvice #DueDiligence #NotaryPublic #ContractLaw #PropertyRights #RealEstateVietnam #LegalEducation #ConsumerRights #BankLien #TitleSearch #PropertyTransfer #HCMCRealEstate #VietnamLaw #LegalCase #CourtDecision #DepositPenalty #PropertySafety #RealEstateGuide #LawFirm #LegalBlog #PropertyInvestment #RealEstateTips


🔗 Related Articles (Coming Soon!):

  • "Power of Attorney Pitfalls: When Your Rep Goes Rogue!" 🕵
  • "The Land Title Chronicles: Reading Between the Lines" 📜
  • "Bank vs. Buyer vs. Seller: The Property Triangle of Doom!" 🔺
  • "From Deposit to Disaster: 10 Red Flags to Watch!" 🚩

 

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