Tag Archives: Corporate Commercial

Are Uncompleted Buildings Real Estate?

It is common practice for a real estate developer to take an order or advance payment from customer for an apartment building, obtain an uncompleted building certificate from the state registry, and pledge the certificate to a bank or non-bank financial institution and obtain loan in order to finance the project.

According to the State Registration Agency, as of September 30, 2020, 552 uncompleted buildings in Ulaanbaatar were registered as real estate. Of these, 123 uncompleted buildings are pledged as collateral for loans from banks and financial institutions. In addition, there are 333 people who have not been able to obtain a real estate certificate even though the building has been completed and people has purchased the apartment. Moreover, bribery of the General Authority of State Registration in order to obtain a real estate certificate, as well as the creation of a network of bribes through acquaintances, is due to the regulation of registration of uncompleted buildings as real estate.

Therefore, taking into account the above circumstances, Article 10.10 of the Law on State Registration of Property Rights” amended as “An apartment building will not be registered in the state registry of property rights until it is commissioned/ handed over for permanent use” and the amendment was supported by the relevant standing committee and was recently submitted to the plenary session of the Parliament.

It is an important to change the regulations that corrects the practice of registering uncompleted buildings as real estate which violates citizens’ property rights, and creates new regulations related to the rights of public apartment and surrounding land. In addition, the amendments are based on the need to harmonize the Civil Code and the Land Law, including the need to change and improve the regulation of serious violations of citizens’ property rights related to public housing/apartment.

Amendments to Law on Trademarks and Geographical Indications

As promised, we will continue to discuss about intellectual property law reform in Mongolia. On May 6, 2021 lawmakers passed amendments to Law on Trademarks and Geographical indications. The revised version of this Law was adopted in 2010, and was previously amended only once in 2015. Since this Law was adopted some trademark-related relations have evolved and several new regulations were implemented. For example, IP office started to take trademark applications online. Due to these circumstances, it became necessary to make relevant amendments to the Law.

Let’s look at key points of new regulations implemented in new amendments to Law:

  1. Terms and definitions are redefined in accordance with international treaties, to which Mongolia is a party (such as TRIPS, the Paris convention, Singapore Treaty on the Law of Trademarks),
  2. New ground for refusal to register a trademark is added: if a mark (trademark) matches the name of a legal entity that is registered in state registration.
  3. In connection with above mentioned regulation, IP office (IP inspectors) is now authorized to access the state registration database for purposes of performing trademark examinations. This authority was not granted under previous regulation. Because of this there were occasions where a name of a legal entity is registered as different entity/person’s trademark.
  4. New stages of trademark examination are implemented. Now after formal examination of an application IP office determines the filing date and publishes bibliographic data of a mark in the official journal. This regulation was not provided previously. After such publication an interested party may submit an opposition to IP office. Meaning that now an interested party may submit an opposition before a trademark is registered (while IP office is performing a trademark examinations) and after a trademark is registered. Whereas under previous regulation, an interested party could submit an opposition only after a trademark is registered.
  5. New ground for cancellation of a trademark is added: if a trademark was not used for 5 years without any good reason.
  6. New regulations are introduced with regards to entity/person who was using in good faith a mark that is similar or identical to a registered trademark for the same goods or services prior to the latter’s priority date.
  7. Now trademark owners and holders of geographical indications are obliged to notify the IP office every time of their name change, address change and transfer of ownership, and apply to make relevant amendments to registration.

Overall same as new Law on Patents, the amendments to Law on Trademarks and Geographical indications have implemented more detailed and new regulations of trademark application filing, formal and substantive examinations, registration and publication of trademarks and geographical indications, and eliminated any existing inconsistencies and overlapped regulations.

Intellectual Property Law Reform in Mongolia

Over the past decade or so due to rapid development of technologies more new types of works and creations are starting to be protected by intellectual property rights. Hence the relations and transactions related to intellectual property rights are becoming more complex and multifaceted. Naturally, reform of intellectual property legislation becomes necessary. So, new Law on Intellectual property was adopted on January 23, 2020 and came into force on December 1, 2020. Law on Intellectual property establishes general regulations related to intellectual property rights, legal status of intellectual property authorities and institutions. In one of our previous blogs, we have covered highlights of this law. And matters related to specific types of intellectual property are regulated by separate relevant laws.

As part of said reform several key laws were renewed and amended on May 6, 2021, particularly, Law on Patents, Law on Copyrights, and Law on Trademarks and Geographical indications.

Revised version of Law on Patents was adopted and it implements several new significant regulations. Here are highlights of these new regulations:

  • new law provides to grant patents for utility models, whereas previously certificates were granted for utility models;
  • patentability criteria of inventions, utility models and industrial designs are redefined, in the sense that they are more clarified;
  • patent application filing procedures have become more detailed, particularly, formal examination of application is split into two stages: composition check of application documents and examination of application documents;
  • due to the fact that terms in the Patent Cooperation Treaty (PCT), to which Mongolia is a party, are long and the need to bring the law into line with PCT, patent application filing terms and prior art search and substantive examination terms have been extended. Also, other relevant regulations have been brought into line with international treaties, to which Mongolia is a party;
  • regulation of electronic filing of patent applications have been updated, while previous regulations were very vague;
  • more clarified regulation is added concerning third-party observations (third-party objections);
  • regulation on international patent application filing procedures, and licensing agreement regulations have become more detailed.

Overall, the new law has implemented more detailed regulations and precise terms of patent application filing, application examination and patent granting procedures, and has eliminated any previously existing inconsistencies and overlaps of regulations.

In our following blogs we shall discuss about new regulations established in Law on Trademarks and Geographical indications and Law on Copyrights.

What to Know About Outsourcing in Mongolia

In recent years, in Mongolia outsourcing is becoming a common practice that enables small, medium and sometimes even large businesses to get access to skills and services that they would otherwise find hard to achieve either because of manpower or financial restrictions. So, let’s look into what outsourcing is.

Outsourcing is a business practice of hiring services of another company or individual, either internationally or domestically to perform tasks, handle operations or provide services for your business. The outside company, which is the service provider or a third-party provider, arranges for its own workers and resources to perform the tasks or services either on site at the hiring company’s facilities or at external locations. Outsourcing can also involve hiring individual independent contractors, temporary office workers and freelancers.

There are several models of outsourcing, and depending on the process, one may be preferable over another. Broadly there are three models based on the distance between the hiring company and the third-party provider. These are onshore, offshore and nearshore outsourcing. Onshore outsourcing is when the third-party provider resides in the same country as the hiring company. Offshore outsourcing is opposite of onshore outsourcing, which means the third-party provider resides in another country. Nearshore outsourcing is to hire a third-party provider that resides in neighboring countries or bordering regions.

Companies can outsource a number of tasks and services. Many companies often outsource information technology services, such as software development, infrastructure solutions, software support, as well as technical support. Also, many companies frequently outsource HR tasks, tax accounting and bookkeeping, legal services, customer service and call service, and delivery service (food and goods). For certain processes, like programming, content creation or translation, hiring freelancers on job-to-job basis is becoming more appropriate option.

Companies often outsource as a way to lower costs and improve efficiencies. Companies that decide to outsource rely on the third-party providers’ expertise or innovative technologies, that they don’t have in-house, in performing the outsourced tasks or services to gain such benefits. The underlying principle is that because the third-party provider focuses on that particular task or service, it is able to do it better, faster and cheaper than the hiring company could. Given such benefits, companies often decide to outsource supporting functions within their businesses so they can focus their resources more specifically on their core activities or the areas of the business that are most critical, thereby helping them gain competitive advantages in the market.

Outsourcing, however, can produce challenges and drawbacks for companies. For instance, companies that outsource could face heightened security risks, as they exchange with their third-party providers the company’s proprietary information or sensitive data that could be misused, mishandled or inadvertently exposed by the outsource provider. So, for a company to effectively outsource tasks and services, it is important to focus on the business partnership as much as the logistics. Maintaining and securing a trusted partnership relationship is essential in outsourcing. Therefore, companies engaged in outsourcing must adequately manage their agreements and their ongoing relationships with third-party providers to ensure success. Some might find that the resources devoted to managing those relationships rivals the resources devoted to the tasks that were outsourced, thereby possibly negating many, if not all, of the benefits sought by outsourcing.

There are some important things to remember when drafting an outsourcing agreement. Having the right legal agreement is the central core of a good outsourcing agreement, so seeking expert legal advice ahead of time might be a smart decision. The agreement needs to be fair and clear from the start, in addition to clearly defining what services are being outsourced. While they can be complex, good outsourcing agreements should contain following important information: detailed description of outsourced tasks and services, deliverables/service expectations, payment schedule, terms and conditions, inspection and acceptance, any potential penalties and/or awards, expected timeframe, and potential exit strategies. Formally agreed-upon targets, like service levels, can be a list that is as long or short as the business requires. They should be formed using detailed schedules so neither side has confusion or doubt about what is required of the service provider.  It is important for companies to know when the contractual agreement inevitably times out and ensure that the involved parties fulfill their obligations and stick around until the agreement is up. Therefore, good termination clauses or exit strategies should be in place from the start and continue after the end of the agreement.

There is a variety of other sections a good outsourcing agreement should include: confidentiality clause, independent contractor clause (if the third-party provider is independent contractor or freelancer), warranties, insurance requirements, force majeure, severability, dispute resolution, and governing law (if offshore or nearshore outsourcing). The agreement should discuss retained rights and the fact that each party retains all rights, interest, and title to its own pre-existing intellectual property. The provider should not use pre-existing intellectual property unless it has the right. Also, the clause on confidentiality should be detailed and discuss what constitutes confidential information and how sensitive information is to be handled. It should include specific details on customers’ confidential information and what is not to be disclosed to third parties.

Mongolia Transitions to Digital Public Services

It is becoming imperative for governments to digitize public services, as private sector already has outstripped. So, governments are undergoing digital transformation in order to deliver government services and programs more efficiently, transparently, and cost-effectively. Especially when COVID-19 pandemic hit the world, it became more in demand. Well Mongolia is not lagging far behind.

On October 1st 2020, Communications and Information Technology Authority officially launched and introduced “E-Mongolia” system, an integrated digital system for public services. “E-Mongolia” system allows citizens and legal entities to get government services they need via web portal www.e-mongolia.mn and “E-Mongolia” mobile application at any time, from home or work, from overseas, and without the need to visit government organization (sadly not in all cases). At its launch “E-Mongolia” system offered about 181 types of services from 23 government bodies. Now one year later it is offering over 450 types of services from more than 35 government bodies. But this is not the first-time that digital platform for public services has been introduced. Previously, several government bodies already have separately launched and still continue to operate digital platforms for their services. For example, in early 2000s General Tax Authority initiated and subsequently launched digital system for tax filing, then in 2016 separately launched online VAT incentive system (links can be found on https://mta.mn/). With launch of “E-Mongolia” system all previous public services digital platforms that operated separately are being integrated into one coherent, inter-connected system. Accordingly, this will speed up the exchange of information between government bodies and speed up the decision-making process. As a result, public services will be transparent, fast, hassle-free and accessible to public. However, “E-Mongolia” system is not fully developed yet, and continues to being developed.

Currently the system offers services that are most frequently and widely used by public, such as obtaining various referral statements, getting a passport, a driver’s license, paying various taxes and duties, etc. At first sight it may look like the system offers more services that are geared towards individuals, but there are available many public services for legal entities as well. For example, registering amendments to statutory documents with state registration authority, obtaining a permit to operate a hotel or a tourist camp, obtaining a license to conduct auditing activities, obtaining various referral statements from relevant government bodies, etc. However, public services with more complex nature, like obtaining a land use certificate or an immovable property certificate, or obtaining a construction permit, are still provided in an “old-fashioned” manner. So let’s hope that all public services will be available online very soon.

Resolving Individual Labor Disputes Under the New Labor Law of Mongolia

In the previous post, we mentioned that under the newly revised Labour Law labor disputes in Mongolia may be classified as individual labor rights disputes or collective interest labor disputes. The revised Labour Law introduced significant changes in the mechanisms and procedures for resolution for various types of labour dispute. Here we will describe the new mechanisms put in place for the resolution of individual labor disputes.

Under new Labor Law, legal entities with 20 or more employees are required to establish a permanent part-time Labor Dispute Resolution Commission (“Commission”) which shall manage the conciliation process for individual labor rights disputes. This requirement comes into effect on January 1, 2022. For companies with less than 20 employees, the revised Labour Law establishment of such Commission to resolve disputes at the company level is optional.

For each company the Commission shall be composed of representatives of the employer and the trade union of the business entity or organization, or in the absence of a trade union, an equal number of employees elected by the general meeting of employees.

The Commission is primarily responsible for the preliminary resolution of labor disputes, in particularly individual rights disputes arising in the organization. The disputing party shall have the right to apply to the Commission for resolution of the labor rights dispute within 90 days from the date when he / she knew or should have known about an alleged violation of his / her rights.

For those companies which have not established a “Commission”, or in disputes between “individuals”, the dispute shall be submitted for “conciliation” procedure to the local Tripartite Labour Rights Dispute Settlement Committee at the soum and district level. In the event the disputing parties do not agree with the decision of the Tripartite Settlement Committee, they may file a lawsuit at Civil court (“Court“) within 10 working days from receiving the decision.

In some cases, the court shall have authority to hear the case and decide directly without going through a preliminary conciliation settlement process. These include:

  • claims for damages to the life and health of employees in the performance of their duties;
  • An employee’s complaint that the employer’s illegal decision to terminate the employment agreement, and transfer or reassign the workers position.

Under the new Mongolia Labor Law, detailed rules and regulations are expected to be adopted for implementing the mechanisms for the conciliation procedures and pre-trial settlement of labor disputes.

Resolving Collective Labour Disputes

The revised Labour Law introduces major changes in the procedures and mechanisms for resolution of various types of labour disputes. In the case of a collective labour disputes, the new law requires the parties to first negotiate toward an agreement and make every effort to resolve the dispute by amicable way.

If no agreement can be reached, the dispute shall be settled with the support of a Labour Mediator. If parties cannot reach the decision on appointment of a Labour Mediator, the General Authority for Labour is able to appoint a Labour Mediator.

If a labor dispute cannot be resolved with the participation of the Labour Mediator, the disputing party is able to apply to the Tripartite Labour and Social Partnership Committee to resolve the dispute through formal Labour Arbitration. The relevant Tripartite Labour and Social Partnership Committee shall establish a Labour Arbitration panel consisting of three arbitrators to consider the dispute. The decision of the Labour Arbitration shall be final with no opportunity to appeal. The disputing party shall not appeal to the court unless there is cause for concern that the Labour Arbitration procedure has been violated.

Disputing parties in collective action employment disputes are required to participate in the Labour Mediation and Labour Arbitration procedures described in the law, and are specifically not permitted to engage in coordinated industrial actions such as labor strikes and lock-outs.

Labor Disputes

This week, we will introduce new regulations regarding the the settlement of labor disputes in Mongolia under the new Labor Law of Mongolia.

The previous Labor Law classified labor disputes as either individual or collective disputes, and the centralization of the power to resolve labor disputes in the courts was time consuming and limited in the ability of parties to reach an agreement, which was a problem for both the employee and the employer.

Therefore, in order to solve the above-mentioned difficulties, the new Mongolian Labor Law classifies labor disputes as either “Labor Interest” or “Labor Rights” disputes and establishes a mechanism for settlement of such disputes before the litigation stage.

In the law, “Labor Rights Dispute” means a dispute between the parties related to the implementation or interpretation of labor legislation, all types of collective agreements, collective bargaining agreements, employment contracts and internal labor norms, while a “Labor Interest Dispute” means a dispute concerning with establishing the collective bargaining, and all types of collective agreements, collective bargaining agreements, and amendments to employment contracts.

Labor Rights Disputes are to be resolved by the newly established Labor Rights Dispute Resolution Commission (“Commission”) which is established in all types of business entity and organization  and Tripartite labor dispute resolution committee in the local soum or district (“Committee”), or the court. As for Labor Interests Disputes, the law provides for a procedure for resolving disputes of interest by consensus, at the next stage through labor mediators and labor arbitration, and as a last resort, organizing strikes.

Under the new law, the implementation of a pre-trial conciliation and pre-trial settlement mechanism will enable employees and employers to resolve disputes quickly and reduce the current workload of the courts.

Restriction on Forced Labor

On July 2, 2021, the Parliament of Mongolia approved a new Labor law. The law will come into force on January 1, 2022. Therefore, we are preparing to introduce the regulation of forced labor which is one of new and specific regulations of the law.

In Mongolia, the forced labor is prohibited. The new law introduces the term of forced labor. The law set forth that “Forced labor is that the performance of work or service against the will of a person through intimidation, the use of force or the threat of use of force, with the imposition of fines and penalties.”

However, the law states that the following works and services do not apply to the forced labor. These include:

  • working for basic education;
  • performing the military work and services by conscripts;
  • light landscaping and cleaning work for residents of the territory, cities, villages and settlements;
  • work and services to be performed under the direction and supervision of a government agency or official while performing community service or serving a sentence in accordance with a valid court decision. It shall be prohibited to employ or transfer a convict to any individual, business entity or organization;
  • work and services related to the defense of the country, the protection of human life and health, the prevention of disasters, catastrophes and accidents, and the immediate elimination of their consequences;

A person or legal entity that engages in forced labor, mediates or organizes forced labor is subject to a fine of MNT 5,400,000 to MNT 17 million or imprisonment for a term of 1 to 5 years in accordance with Criminal Code.

Seizure of Infringing Product by Mongolia Customs

We have written previously about the legal mechanisms for registration of intellectual property rights in the Mongolia Customs database for preventing the intellectual property infringement in Mongolia. In this post we will go more in-depth regarding processes for seizure and detention of suspected counterfeit products by Customs at import or export, which has proven to be effective to fight against the infringement of intellectual property rights in the country.

In general, a holder of intellectual property rights is able to submit an application to Mongolia Customs authorities to take measures to prevent infringing & counterfeit goods from entering into Mongolia when there is evidence known or suspected illegal or counterfeit products are in transit through Customs. An application must contain information about the IP holder, the relevant intellectual property itself; and detailed information about the products requested to be seized.

Upon identifying target goods transiting Customs, authorities may require a cash deposit by the IP rights holder equal to the total value of the seized products (or MNT 1,500,000 if the total value is not possible to determine in advance). Alternatively, the IP rights holder may provide a bank guarantee to cover the deposit value.

This deposit serve as guarantee that the applicant will not cause any undue harm to the exporter or importer of the goods, and if any damage is caused due to false information, the deposit will be used to pay for damages.

The Customs authority will make a decision within 30 working days after receiving the application in accordance with the relevant laws and regulations. If the relevant customs authority decides to detain goods related to intellectual property rights pursuant to an application, it shall notify the Intellectual Property Office and the applicant.