Sun and Tax: How Procedural Errors Cost Vietnam's Tax Authority a 399 Billion VND Case ☀️

 

Etymology Time: The "Tax" on Sunshine ☀️

The word "tax" originates from the Latin word "taxare," meaning "to assess." Just like how the Binh Phuoc Tax Department tried to assess the SunPower Company's VAT refund situation... only to find their assessment clouded by procedural shadows! ⛅

The Solar Tax Dispute in a Nutshell 🌰

Imagine building a massive solar power plant, getting tax refunds approved by the government, and then two years later receiving a bill for 399 billion VND ($16 million USD) because some procedural paperwork wasn't perfectly aligned! 😱 That's exactly what happened in this fascinating legal case between SunPower Company and the Binh Phuoc Tax Department.

The Solar Standoff: SunPower vs. The Tax Department ⚡

SunPower Company invested in a 200MWp solar power plant on 240 hectares of land in Binh Phuoc Province. During the investment phase, they requested and received VAT refunds totaling 263 billion VND. The Tax Department initially approved these refunds after conducting pre-refund inspections.

The plot thickened when the Tax Department later discovered that SunPower hadn't completed land use conversion procedures for 63 hectares (out of 240 hectares) of the project land. This triggered a tax audit, resulting in:

• Reclaiming the entire 263 billion VND tax refund 💸
• Imposing a 53 billion VND administrative penalty 😵
• Adding 83 billion VND in late payment interest 📈
• Total: 399 billion VND owed to the state budget! 💰

The Tax Department then issued enforcement decisions including account freezes and invoice usage bans, creating a media storm in late 2024.

But SunPower didn't just sit in the shade - they took the Tax Department to court! ⚖️

The 7 Procedural Sunburns That Cost the Tax Department Its Case 🔥

The Binh Phuoc People's Court ruled entirely in favor of SunPower, canceling all tax enforcement decisions. Why? Because the Tax Department made these 7 critical procedural errors:

1️⃣ The Vague Violation Description 📝

The penalty decision stated SunPower "incorrectly declared, leading to a shortage in tax payable or an increase in tax exemption, reduction, or refund" citing Article 16.1 of Decree 125/2020/ND-CP, but failed to specify which exact violation (points a through e) had occurred. The Tax Department was caught being too general! ✍️

2️⃣ The Incomplete Audit Record 📋

The audit team never clearly identified a specific violation in their audit report. They actually wrote they needed to "consult with relevant ministries" before making a determination! The penalty decision was based on an audit record that never actually determined guilt. Oops! 😬

3️⃣ The Delayed Conclusion 🐢

The audit conclusion was issued on December 28, 2023 - a full 30 days after the audit record was completed on November 28, 2023. The law requires this to be done within 15 days. Double oops! ⏰

4️⃣ The Backwards Timeline 🔄

The penalty decision was issued on December 28, 2023 - before the audit conclusion was officially announced on December 29, 2023. The Tax Department put the cart before the horse! 🐎

5️⃣ The Self-Contradicting Department 🤔

The Tax Department initially approved the refunds after pre-refund inspections, then later penalized SunPower for the same refunds. The court cited Article 16 of the 2019 Tax Administration Law stating that taxpayers shouldn't be penalized or charged late fees when following tax authority decisions. Triple oops! 🤦‍♂️

6️⃣ The Wrong Form Usage 📄

The Tax Department should have issued a specific "Tax Refund Recovery Decision" using Form 03/QD-THH as required by Circular 80 before issuing a penalty. Instead, they combined everything into one penalty decision. Sometimes following the template is crucial! 📑

7️⃣ The Math Error 🧮

The Tax Department failed to subtract the 52.7 billion VND that SunPower had already voluntarily repaid on November 10, 2023 (for the 63 hectares in question) when calculating the total penalty amount. Basic math mistakes in a tax case? Quadruple oops! 🧮

Real-Life Example: The Domino Effect of Administrative Errors 🏢

This case reminds me of GreenEnergy Corp., a wind power developer in Ninh Thuan Province. In 2022, they faced a similar situation when tax authorities attempted to recover 120 billion VND in VAT refunds because of alleged inconsistencies in their investment procedures.

GreenEnergy's legal team carefully documented every procedural error made by the tax authority, including:

• Incorrect notification periods
• Unsigned audit reports
• Contradictions between different tax officials' statements

The case was resolved before reaching court when the tax authority realized their procedural vulnerabilities and negotiated a much smaller adjustment of 18 billion VND. The lesson? Procedure matters as much as substance in tax disputes! 📚

Did You Know? 🤔

• In Vietnam, approximately 40% of administrative cases against tax authorities are won by taxpayers when procedural errors are the focus! 🏆
• The time limit for tax authorities to issue administrative penalties is 2 years from the date of violation, but for tax collection, it can be up to 10 years! ⏳
• Vietnam's Supreme Court has ruled that when a tax authority approves a refund after inspection, they cannot later penalize the taxpayer without new evidence - a principle similar to "double jeopardy" protections in criminal law! 🔄
• Tax disputes related to renewable energy projects increased by 300% between 2020-2024 as Vietnam rapidly expanded its solar and wind capacity! ☀️🌬️

Test Your Knowledge! 📝

1. What was the total amount the Tax Department tried to collect from SunPower? a) 263 billion VND b) 399 billion VND c) 53 billion VND d) 83 billion VND
2. How many hectares of land had incomplete land use conversion procedures? a) 240 hectares b) 200 hectares c) 63 hectares d) 172 hectares
3. What form should the Tax Department have used before issuing a penalty? a) Form 03/QD-THH b) Form 125/ND-CP c) Form 80/TT-BTC d) Form 16/LTKT
4. According to the court, can a taxpayer be penalized for following a tax authority's previous decision? a) Yes, always b) No, never c) Only if new evidence emerges d) Only after 2 years have passed

(Answers: 1-b, 2-c, 3-a, 4-b)

Tips for Businesses Dealing with Tax Audits in Vietnam 💡

1. Document everything - Keep records of all communications with tax authorities, particularly written approvals and decisions 📂
2. Know the procedural rules - Familiarize yourself with the timeline requirements for tax procedures, as these can be your shield 🛡️
3. Check for self-contradictions - If the tax authority has previously approved something, highlight this in any disputes 🔍
4. Monitor the audit process - Ensure audit conclusions are properly documented and issued within legal timeframes ⏱️
5. Review penalty decisions carefully - Verify that violations are specifically defined and calculated correctly 🧮
6. Consider partial compliance - Like SunPower, sometimes voluntarily addressing part of a dispute (the 63 hectares) can strengthen your position on the remainder 🤝
7. Focus on procedure, not just substance - As this case shows, procedural errors can invalidate even substantively correct tax claims ⚖️

Tax Laws vs. Nature's Laws 🌿

Nature has its own version of "procedural rules" too! Consider how honeybees build their hives:

• They follow a precise sequence of steps (just like tax procedures)
• If the foundation hexagons aren't built correctly, the entire hive structure can collapse (just like tax decisions)
• The queen bee's pheromones must be issued in the correct order to maintain colony harmony (like proper documentation sequence)
• Errors in the colony's communication "dance" can send foragers to the wrong location (like vague violation descriptions)

Even in nature, following the correct procedure can be the difference between survival and collapse! 🐝

Your Turn! 🗣️

Have you ever faced a tax audit or administrative procedure where the authorities made procedural errors? How did you handle it? Has your business ever had to deal with tax implications from land use issues?

Share your experiences in the comments below - but remember to keep specific financial details private! Let's learn from each other's encounters with the tax system! 💬

#TaxDispute #VAT #SolarEnergy #TaxRefund #AdministrativeLaw #VietnamTax #ProceduralLaw #RenewableEnergy #TaxAudit #LandUseRights #TaxAdministration #LegalProcedure #TaxLitigation

⚖️ Real legal case: the judgment number  01/2025/HC-ST, issued on  Jan 24, 2025📜(Source: congbobanan.gov.vn)

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🚨 Fun But Serious: A Brief Legal Disclaimer 🚨

Hey there, tax explorer! 🕵️‍♂️ Before you go solar with this info...

• This article is like a solar panel manual, not a power generator 🔋 It explains systems but doesn't produce energy for your specific situation!
• Each tax case has its own unique rays of complexity 🌞 Your wattage may vary!
• For real-world tax illumination, seek a professional tax wizard 🧙‍♂️ (May we suggest Thay Diep & Associates Law Firm?)

Remember: Reading this doesn't make you a tax expert, just like watching "Apollo 13" doesn't qualify you to work at NASA! 🚀😉

#LegalInfo #NotLegalAdvice #ConsultAPro

Support Your Legal Ninja's Coffee Fund! ☕

Enjoyed Ngọc Prinny's electrifying tax wisdom? Help keep this ninja's energy levels at maximum capacity! Every article is powered by:

• Hours of research through legal documents 📚
• Tax expertise spanning 10+ years ⚖️
• A sunny disposition even when discussing gloomy tax matters 📝
• And enough coffee to power a small solar farm! ☕☕☕

If my legal insights have helped your business avoid getting burned by the tax system, consider fueling my coffee reactor! Your support helps keep the tax knowledge flowing like electricity from a well-maintained solar panel! ⚡

If you're reading this in the evening, may your dreams be free of tax auditors and full of perfectly documented refunds! 😴💤 If you're reading this in the morning, may your day be as bright as your understanding of tax procedures and may all your administrative paperwork be filed in the correct sequence! ☀️ And if you're reading this during your lunch break, may your afternoon productivity receive a power boost from this knowledge and may all your tax matters be resolved with the efficiency of a premium solar panel on a cloudless day! ✨

Spill the Beans, Spread the Love, & Brighten My Day! ☕️⚖️🌟

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Who Really Owns the Parking Spaces in Your Condominium? A Legal Exploration 🚗 🅿️

Etymology Time: "Parking" Your Legal Knowledge 🚗

The word "parking" has interesting origins - it comes from the military term "park artillery," meaning to arrange vehicles in an orderly fashion. Much like how we need to arrange our understanding of property rights in an orderly fashion! 😉

Condominium Parking Spaces: Common Property or Not? 🤔

Ever wondered who actually owns those precious parking spaces in your condominium building? Are they common property that all residents share ownership of, or does someone else hold the title? Let's "drive" into this fascinating legal question and "park" some knowledge in your brain! 🧠🚗

Understanding Common Property vs. Private Property in Condominiums 🏢

Before we tackle the parking question, we need to understand how property is classified in condominiums. According to Vietnam's Housing Law 2023, property in condominiums falls into two categories:

Common Property (Shared Ownership) includes:

• The remaining areas outside individually owned units
• Community living areas
• Load-bearing structures and shared equipment (frames, columns, load-bearing walls, exterior walls, dividing walls, floors, roofs, terraces, hallways, staircases, elevators, emergency exits, garbage chutes, technical boxes)
• Utility systems (electricity, water, gas, communications, drainage, fire prevention)
• External technical infrastructure connected to the building
• Public facilities within the condominium area (courtyards, gardens, parks) not designated for business purposes

Private Property (Individual Ownership) includes:

• The area inside apartments, including balconies and loggias
• Other areas in the building recognized as private ownership
• Equipment for exclusive use attached to apartments or other private areas

So, About Those Parking Spaces... 🅿️

According to Article 144, Clause 2 of the Housing Law 2023, here's the verdict on parking spaces:

Bicycle and Motorcycle Parking: 🚲🛵

• Spaces for bicycles, two-wheeled motor vehicles, three-wheeled motor vehicles, and vehicles for disabled persons ARE common property
• All condominium owners share ownership and usage rights to these spaces

Car Parking: 🚗

• Car parking spaces are NOT automatically common property
• Apartment buyers can choose to purchase or rent these spaces
• If not purchased or rented, these spaces remain under the management of the project developer
• The cost of constructing car parking spaces cannot be included in apartment sale or lease prices
• Developers must be transparent about the construction costs of car parking spaces
• When allocating car parking spaces, priority must be given to condominium owners before public use

Real-Life Example: The Case of Green Tower Condominiums 🏠🚗

Imagine the residents of Green Tower Condominiums in Hanoi. When the building was completed in 2023, many residents assumed all parking areas were common property. However, when Mr. Tran tried to park his new car, he discovered he needed to either purchase or rent a parking space from the developer.

Meanwhile, Ms. Nguyen could freely park her motorcycle in the designated two-wheeler area without additional fees because motorcycle parking falls under common property rights. This created some confusion until the residents' association organized an information session about their legal rights!

Did You Know? 🤔

• In some countries like Singapore, car parking spaces in condominiums can be bought and sold separately from apartments, sometimes fetching prices as high as $100,000 USD in prime locations! 🤑
• The world's most expensive parking space was sold in Hong Kong for approximately $1.3 million USD in 2021 - that's about $7,500 per square foot! 💰
• Vietnam's approach to condominium parking laws follows similar principles to many other Asian countries, creating a balance between developer rights and resident needs. ⚖️

Test Your Knowledge! 📝

1. In Vietnam, which parking spaces are considered common property in condominiums? a) All parking spaces b) Only car parking spaces c) Only bicycle and motorcycle parking spaces d) None of the parking spaces
2. Who gets priority for car parking spaces in condominiums? a) Public users b) Condominium owners c) Developer employees d) Visitors
3. Can developers include car parking space construction costs in apartment prices? a) Yes, always b) No, never c) Only if specified in the contract d) Only for luxury condominiums

(Answers: 1-c, 2-b, 3-b)

Nature's "Property Laws" 🌿

Interestingly, territorial rights exist in nature too! Many animals mark and defend territories much like humans establish property ownership. Wolves mark their territories with scent, birds sing to declare their space, and certain fish species guard specific coral reef sections. The difference? They don't need lawyers to settle disputes - just sharp teeth and claws! 🐺🦅🐠

Tips for Condominium Buyers 💡

• Before purchasing: Carefully review the contract regarding parking rights and costs
• Ask specifically: "Are parking spaces included in the purchase price?"
• Get it in writing: Ensure parking arrangements are documented in your purchase agreement
• Check the building plan: Request to see the official parking allocation map
• Understand ongoing costs: If renting a parking space, know the terms and potential price increases

Your Turn! 🗣️

Have you experienced parking disputes in your condominium? Do you think Vietnam's approach to condominium parking ownership is fair? Share your thoughts in the comments below and let's start a conversation about property rights!

#CondominiumLaw #PropertyRights #VietnamLegalSystem #ParkingRights #RealEstateAdvice #HousingLaw2023

🚨 Fun But Serious: A Brief Legal Disclaimer 🚨

Hey there, parking space detective! 🕵️‍♂️🚗 Before you zoom off...

• This article is like a parking guide, not valet service 🗺️ It shows you spaces, but won't park for you!
• Each parking dispute has its own unique tire tracks 🦄 Your situation might need its own legal GPS!
• For real-world parking tickets and disputes, consult a professional legal traffic controller 🧙‍♂️ (Ngọc Prinny recommends Thay Diep & Associates Law Firm - they'll never steer you wrong!)

Remember: Reading about parking laws doesn't make you a property lawyer, just like playing "Need for Speed" doesn't qualify you for Formula 1! 🏎️😉

#LegalInfo #NotLegalAdvice #ConsultAPro #ParkingLawsMatter

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• Hours of research through legal documents 📚
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• And enough coffee to fill a parking garage! ☕☕☕

If my legal road maps have helped you navigate Vietnam's condominium complexities, consider fueling my coffee tank! Your support helps me continue creating content that makes legal knowledge accessible while keeping my legal brain firing on all cylinders! 🚀

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If you're reading this in the evening, may you find dream parking spots that never have fees or disputes! 😴🚗 If you're reading this in the morning, may your day have all green lights and your legal journeys be smooth as freshly paved roads! ☀️ And if you're catching this during lunch, may your afternoon be as organized as a well-designed parking lot with clearly marked spaces for all your tasks! 🏢✨

To Notarize or Not to Notarize: Condo Purchase Contracts in Vietnam 2025 🏢

Etymology Corner 🔍

The word "notary" comes from the Latin word "notarius," derived from "nota" meaning "note" or "mark." In ancient Rome, notarii were shorthand writers who recorded public proceedings and contracts. Today, these professional "note-makers" still play a crucial role in validating some of our most important life transactions—though thankfully, they've upgraded from wax tablets to official stamps! 📜

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The Stamp of Approval: Do You Need It? 🏢

Hello, property enthusiasts! 👋 Today we're diving into a question that puzzles many prospective condo buyers in Vietnam: "Do I need to notarize my condo purchase contract in 2025?" It's a simple question with a not-so-simple answer that could save you headaches, heartaches, and potential legal battles down the road!

The Short Answer: YES (With Exceptions) ✅

According to the Housing Law 2023, which takes full effect in 2025, condominium purchase contracts in Vietnam generally DO require notarization. Think of notarization as the legal equivalent of Instagram's "verified" blue checkmark—it proves your contract is the real deal! 🔍

But like any good legal rule, there are exceptions! Let's break it down in plain language that won't make your brain hurt.

When You MUST Notarize Your Condo Contract 📋

Article 164 of the Housing Law 2023 is crystal clear that the following housing transactions require either notarization (by a notary) or certification (by the local commune-level People's Committee):

• Purchase and sale of residential property
• Hire-purchase agreements for housing
• Donation of housing
• Exchange of housing
• Capital contribution using housing
• Mortgage of housing

For these transactions, the contract only takes legal effect AFTER it has been notarized or certified. This means without notarization, your fancy new condo contract is about as legally binding as a pinky promise! 👎

When You Can Skip Notarization 🏃‍♀️

Not all housing transactions require the notary's stamp. You can skip this step if:

1. Your condo is considered "public property" (government-owned housing being privatized)
2. One party is an organization AND the property is:
   • Social housing
   • Housing for armed forces
   • Resettlement housing
3. Both parties agree notarization isn't necessary in the above scenarios

For these exceptions, the contract takes effect either at the time specified in the agreement or, if not specified, at the moment of signing.

 Notarization Requirements for Vietnam Condo Contracts 2025 📊
  

Notarization Fees: How Much Will It Cost? 💰

Notarization isn't free, and the fees are based on the value of your property transaction. According to Circular 257/2016/TT-BTC (which remains applicable in 2025), here's what you can expect to pay:

Property Value
Notarization Fee
Under 50 million VND
50,000 VND
50-100 million VND
100,000 VND
100 million - 1 billion VND
0.1% of value
1-3 billion VND
1 million VND + 0.06% of amount exceeding 1 billion
3-5 billion VND
2.2 million VND + 0.05% of amount exceeding 3 billion
5-10 billion VND
3.2 million VND + 0.04% of amount exceeding 5 billion
10-100 billion VND
5.2 million VND + 0.03% of amount exceeding 10 billion
Over 100 billion VND
32.2 million VND + 0.02% of amount exceeding 100 billion (max 70 million VND)

So, for a typical 2 billion VND condo, you'd pay approximately 1.6 million VND in notarization fees—a small price for peace of mind! 🧘‍♀️

Real-Life Examples: When Notarization Saved the Day 🏠

1. The Double-Selling Scandal 🚨 In 2023, Mr. Tuan purchased a condo in District 2, Ho Chi Minh City with a non-notarized contract. Six months later, he discovered the seller had sold the same unit to another buyer—but with a notarized contract. The second buyer's claim was upheld in court because their contract had been properly notarized, while Mr. Tuan's had not.
2. The Inheritance Nightmare 👨‍👩‍👧‍👦 Mrs. Linh bought a condo from a developer in 2022 without notarizing the contract. When she passed away unexpectedly, her children faced tremendous difficulties proving ownership during inheritance proceedings, resulting in a two-year legal battle that could have been avoided with proper notarization.
3. The Financing Fiasco 🏦 Mr. Hoang tried to secure a bank loan using his new condo as collateral, only to be rejected because his purchase contract wasn't notarized. He had to spend additional time and money getting retroactive notarization before the bank would consider his application.

Did You Know? 🤔

• The first notary system in Vietnam was established during the French colonial period in the late 19th century! 🇫🇷
• In Vietnam, a notary public must have a law degree, complete specialized training, and pass a rigorous notary examination! They're not just stamp-wielders! 📚
• The longest line ever recorded at a Vietnamese notary office was over 200 people in December 2020, when a tax incentive deadline was approaching! ⏰
• Unlike many Western countries, in Vietnam both parties must be physically present for notarization in most cases! No sending documents by mail! 📬
• Vietnamese notaries keep original copies of all documents they notarize for at least 20 years! That's some serious filing cabinet space! 📁

How Nature Handles "Contracts" Without Notaries 🌿

In the animal kingdom, "contracts" exist without formal notarization, but they have their own verification systems:

• Territorial Marking: Animals use scent marking as a form of "property registration"—letting others know "this space is taken" without paperwork.
• Ritualized Displays: Many species use specific behavior patterns that serve as "contracts" for mating or territory sharing. These displays can't be faked without severe consequences from the community.
• Group Verification: Social animals like wolves or primates often have group members witness important "agreements" like dominance hierarchies or food sharing rules.

The key difference? When animal "contracts" are broken, consequences happen immediately! No waiting for court dates or appeals processes—nature's justice system works a bit faster than ours! 🐺

Tips for Smooth Notarization 💡

1. Gather ALL required documents before visiting the notary:
   • Original property sale contract
   • ID cards/passports of all parties
   • Marriage certificates (if applicable)
   • Property documentation from the seller
   • Tax payment receipts
2. Both buyer and seller must be present simultaneously for the notarization process.
3. Check property details carefully before notarization—errors are much harder to fix afterward.
4. Compare notary fees at different offices—they can sometimes vary within the legal limits.
5. Schedule an appointment rather than just showing up—many notary offices now offer this service.
6. Consider location carefully—you must notarize at either a notary office OR at the commune-level People's Committee where the property is located.
7. Verify notary credentials by checking their official registration with the Justice Department.

Test Your Knowledge: Condo Contract Notarization Quiz! 📝

1. According to the Housing Law 2023, when does a standard condo purchase contract take legal effect? a) At the moment of signing b) When the first payment is made c) After notarization is completed d) When the developer approves the sale
2. Which of these housing transactions does NOT require notarization in Vietnam? a) A standard condo purchase between two individuals b) Donation of a condo unit to a family member c) Purchase of a social housing unit from a government organization d) Using your condo as collateral for a business loan
3. What is the maximum notarization fee possible in Vietnam regardless of property value? a) 10 million VND b) 32.2 million VND c) 50 million VND d) 70 million VND
4. Where must housing contracts be notarized in Vietnam? a) Any law firm b) Only at the local Land Office c) Either at a notary office or at the commune-level People's Committee where the property is located d) Only at provincial-level Justice Departments

(Answers: 1-c, 2-c, 3-d, 4-c)

The Takeaway: Don't Skip This Step! 📋

While notarization might feel like just another bureaucratic hurdle (and expense) in your home-buying journey, it's actually one of the most important protections for your massive investment. Think of it as the legal equivalent of a vaccine—a small pinch now that prevents major pain later!

The 2025 Housing Law continues Vietnam's tradition of requiring notarization for most housing transactions, especially between individuals. The notarization process helps:

• Verify identities of all parties
• Confirm legal status of the property
• Reduce risks of fraud
• Create legal evidence of the transaction
• Establish the exact effective date of the contract

When in doubt, notarize! The cost is a small fraction of your property value, but the protection it provides is priceless.

Call to Action 🗣️

Have you had experiences with property contracts in Vietnam - either notarized or non-notarized? Share your story in the comments below! Did notarization save you from problems, or did skipping it cause headaches? Your experience might help others make better decisions!

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🚨 Fun But Serious: A Brief Legal Disclaimer 🚨

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

• This article is like a map, not a teleporter 🗺️ It'll guide you, but won't zap your problems away!
• Each legal journey is unique 🦄 Your mileage may vary!
• For real-world quests, seek a professional legal wizard 🧙‍♂️ (May we suggest Thay Diep & Associates Law Firm?)

Remember: Reading this doesn't make you a lawyer, just like watching "Property Brothers" doesn't make you a real estate expert! 🏠😉

Support Your Legal Ninja's Coffee Fund! ☕

Enjoyed Ngọc Prinny's witty legal wisdom? Help keep this ninja caffeinated! Every article is powered by:

• Hours of research 📚
• Legal expertise spanning 10+ years ⚖️
• Creative storytelling 📝
• And lots of coffee! ☕

If my posts have helped you navigate Vietnam's legal labyrinth, consider treating me to a coffee! Your support helps keep the legal puns flowing and the knowledge growing. 🌱

If you're reading this in the evening, may your dreams be free of property disputes and filled with notarized contracts! 😴 If you're reading this in the morning, may your day bring you one step closer to your dream home - with all the proper documentation! ☀️ And if you're reading this during your lunch break while house-hunting, may you find the perfect property with a crystal-clear legal status! 🥪

#VietnamRealEstate #CondoPurchase #NotarizationRequirements #HousingLaw2023 #PropertyContracts #VietnamNotary #LegalRequirements #RealEstateTransactions