<p>Den svenska marknaden för kommersiella fastigheter är het och har varit det under lång tid. Bland annat konstateras i en undersökning från revisionsbolaget Pricewaterhouse Coopers och Urban Land Institute att Stockholm, efter London och Paris, just nu rankas som Europas tredje mest attraktiva stad för utländska investerare att köpa och äga fastigheter i.</p><p>Detta väckte vår nyfikenhet att konkretisera de faktorer som kan ha lett fram till att utländska fastighetsinvesterare attraheras av den svenska fastighetsmarknaden.</p><p>Genom att vända oss till företag med stor inblick i de förhållanden som råder på den svenska fastighetsmarknaden fick vi intervjusvar från fem representanter.</p><p>Arbetet med teorin gjorde att vi förväntade oss ett visst svar men intervjuerna gav oss ett helt annat resultat. Denna uppsats belyser många faktorer som gör Sveriges fastighetsmarknad lättillgänglig. Dock påvisar vår studie att framförallt transparensen och likviditeten på den svenska fastighetsmarknaden är det som gör den så intressant för utländska investerare.</p><p>Transparensen på den svenska fastighetsmarknaden, som är en stor konkurrensfördel på den globala marknaden, hotas av skattetekniska konstruktioner. Att inte förlora denna fördel på den internationella investeringsmarknaden är ett problem som måste lösas. Hur detta ska ske är ett uppslag för en fortsatt studie.</p> / <p>The Swedish market of commercial real estate is really sizzling and has been so for some years now. In an analysis made by the audit company Pricewaterhouse Coopers and Urban Land Institute it was stated that Stockholm, succeeding London and Paris, is ranked as the third most attractive city for foreign investors in terms of buying and owning real estate property.</p><p>This made us curious to try to pin-point any factors which might have lead to foreign investors interest in the Swedish real estate market.</p><p>By turning to companies with very good insight in the business and knowledge about the conditions concerning the Swedish real estate market, we are grateful for received interview results by courtesy of five representatives.</p><p>Our work with background theories lead us to expect a certain answer, but the results of our survey surprised us with a different result. This thesis highlights many factors making the Swedish real estate market so favourable to investors, but the most prominent elements are the facts that the Swedish market is very transparent with a high level of liquidity.</p><p>For the Swedish real estate market the big advantage in global competition is named transparency, but this advantage is threatened by taxation techniques to maximise profit. Not to loose this Swedish benefit on the international investment market is a problem yet to be solved.</p>

Den svenska marknaden för kommersiella fastigheter är het och har varit det under lång tid. Bland annat konstateras i en undersökning från revisionsbolaget Pricewaterhouse Coopers och Urban Land Institute att Stockholm, efter London och Paris, just nu rankas som Europas tredje mest attraktiva stad för utländska investerare att köpa och äga fastigheter i. Detta väckte vår nyfikenhet att konkretisera de faktorer som kan ha lett fram till att utländska fastighetsinvesterare attraheras av den svenska fastighetsmarknaden. Genom att vända oss till företag med stor inblick i de förhållanden som råder på den svenska fastighetsmarknaden fick vi intervjusvar från fem representanter. Arbetet med teorin gjorde att vi förväntade oss ett visst svar men intervjuerna gav oss ett helt annat resultat. Denna uppsats belyser många faktorer som gör Sveriges fastighetsmarknad lättillgänglig. Dock påvisar vår studie att framförallt transparensen och likviditeten på den svenska fastighetsmarknaden är det som gör den så intressant för utländska investerare. Transparensen på den svenska fastighetsmarknaden, som är en stor konkurrensfördel på den globala marknaden, hotas av skattetekniska konstruktioner. Att inte förlora denna fördel på den internationella investeringsmarknaden är ett problem som måste lösas. Hur detta ska ske är ett uppslag för en fortsatt studie. / The Swedish market of commercial real estate is really sizzling and has been so for some years now. In an analysis made by the audit company Pricewaterhouse Coopers and Urban Land Institute it was stated that Stockholm, succeeding London and Paris, is ranked as the third most attractive city for foreign investors in terms of buying and owning real estate property. This made us curious to try to pin-point any factors which might have lead to foreign investors interest in the Swedish real estate market. By turning to companies with very good insight in the business and knowledge about the conditions concerning the Swedish real estate market, we are grateful for received interview results by courtesy of five representatives. Our work with background theories lead us to expect a certain answer, but the results of our survey surprised us with a different result. This thesis highlights many factors making the Swedish real estate market so favourable to investors, but the most prominent elements are the facts that the Swedish market is very transparent with a high level of liquidity. For the Swedish real estate market the big advantage in global competition is named transparency, but this advantage is threatened by taxation techniques to maximise profit. Not to loose this Swedish benefit on the international investment market is a problem yet to be solved.

No description available.

改革開放以來，跨境併購成為中國經濟發展的重要力量。越來越多的外國投資者通過併購中國企業股權和資産，以利用中國的低廉勞動生産力或取得巨大的市場空間，各種跨境併購活動方興未艾。 上市公司併購是一個複雜的過程，從控股股東的併購動機，到整個交易過程中的各個具體環節所發生的變化，都會最終影響到併購重組的效果和利益在各方的分配。而過程中所產生的風險及問題，都顯示出外資在大陸執行併購時的「如履薄冰」。外資併購大陸公司的每個案例都如同一場商業諜戰，而法律正是這場戰役中，每個人所握有的重要武器。本文期能以外資的角度爲出發點，以外資併購大陸上市企業的併購管理流程爲軸，以大陸外資併購的相關法律規範爲緯，從併購管理流程的角度，思考過程中相關的法律操作實務，協助實務工作者瞭解整體併購過程的相關併購規範，並於執行併購中，能按圖索驥，按步執行併購作業，避免投資中國的徒勞無功。 本研究共分為五章，首先說明中國經濟體制及法律變革。第二章主要說明外資在大陸特殊政經情勢下的併購發展及所適用的相關法律。第三章主要說明外資併購中國上市公司時的操作流程，並且從企業管理的角度及法律角度說明兩者的差異。本研究最終歸納外資併購大陸上市公司流程區分為併購的預備、調查、簽約及履約四大階段及十個流程。第四章則針對上述每個階段的流程，分析一併購交易中會面臨的法律風險及問題，並於行文中，說明相關參考案例。第五章則說明本文的結論及重要觀察。 / Since the reform and opening-up policy , the Cross-border M&A plays the important role in China. In order to take advantage of lower cost productivity or grab the attractive market shares, more and more foreign investors use the M&A to obtain the stocks or assets. The M&A in listed companies is a complicated processdures. Each segments of the M&A processdures has different impacts for the effects of the M&A. Foreign investors faced lots of the risks and challengeswhile they try to initiate the M&A plan. M&A cases seems like the spy games in the business war filed and law is the major weapon during the attacts and defenses. The research is based on the foreign investors view and constructs the thesis by M&A processdures and M&A regulations. From the perspectives of the M&A processdures, the research will build the step-by-step processes and assist the practioniers to execute the M&A effectively. The rewearch has five chapters. The first chapter is to introducethe economical mechanisms and the regulation systems in China. The second chapter is to deliberate the major M&A cases in China and explore the M&A related regulations. The third chapter is focus on the analysisM&A prcessdures and construct the specific processdures, including four processes (M&A preparation, M&A investigation, M&A contract and M&A execution) and ten segments. Specifically, the fourth chapter covers the analysis of the business and law insights for each segment. Finally, the fiveth chapter concludes the observations.

Submitted by natalia belfort geiser mercadante simoes (nbelfort@gmail.com) on 2015-07-06T14:35:21Z No. of bitstreams: 1 DissertacaoNatalia_06.07.15FINALparaFGV.pdf: 635266 bytes, checksum: fbe166373654e12aaa44b08d5dbc90db (MD5) / Approved for entry into archive by GILSON ROCHA MIRANDA (gilson.miranda@fgv.br) on 2015-07-06T18:45:40Z (GMT) No. of bitstreams: 1 DissertacaoNatalia_06.07.15FINALparaFGV.pdf: 635266 bytes, checksum: fbe166373654e12aaa44b08d5dbc90db (MD5) / Approved for entry into archive by Marcia Bacha (marcia.bacha@fgv.br) on 2015-07-08T19:11:55Z (GMT) No. of bitstreams: 1 DissertacaoNatalia_06.07.15FINALparaFGV.pdf: 635266 bytes, checksum: fbe166373654e12aaa44b08d5dbc90db (MD5) / Made available in DSpace on 2015-07-08T19:12:06Z (GMT). No. of bitstreams: 1 DissertacaoNatalia_06.07.15FINALparaFGV.pdf: 635266 bytes, checksum: fbe166373654e12aaa44b08d5dbc90db (MD5) Previous issue date: 2014-05-21 / This study aims to identify the characteristics from Brazilian listed companies that have foreign investors. The purpose was to examine whether such companies have better financial indicators, higher valuation and better corporate governance. This research is an original study, in which 215 public companies were analyzed from 2001 to 2012. The results suggest that there is a significant relationship between the presence of foreign investors and higher firm valuation, lower leverage, higher profitability and better corporate governance. / Este trabalho tem como objetivo identificar as características de empresas brasileiras listadas em bolsa que possuem estrangeiros em seu capital. O objetivo foi observar se as empresas com estrangeiros no capital possuem melhor indicadores financeiros, maior valuation e melhores práticas de governança corporativa. Realizamos um estudo inédito no Brasil, analisando 215 empresas de capital aberto no período de 2001 a 2012. Os resultados indicam que existe uma relação significativa entre a presença de estrangeiros como maior acionista no capital das companhias e maior valor, menor alavancagem, maior rentabilidade e maior nível de governança corporativa.

The purpose and intent of this study is to conduct comparative research between domestic and foreign investors in regard to short selling positions on the Swedish financial market. The performance differences are measured by compounding short selling positions by the investors between 2015-2018. Two comparative methods were utilized to conduct this research: The cumulative abnormal return (CAR) and the buy-and-hold abnormal return, with each calculation being utilized in accordance with Barber &amp; Lyon (1997). The produced results have been scrutinized via univariate descriptive statistics (t-test) and a regression in order to verify if there is any significant difference between the investors. The result of the study shows that there is a tangible, noteworthy difference in an average performance amongst the investors. We can now recognize that foreign investors who hold their short selling positions for a longer time-period demonstrate better performance. To compare with the domestic investors, their displayed trading behavior seems to be more unpredictable and they have not been performing as good in this selected time-interval.

在經濟全球化的時代，外國直接、間接投資及企業間之併購行為紛紛崛起，然而外資湧入的同時亦時常對本國產業造成衝擊，因此為防止外資行為對本國企業造成威脅，各國相繼建立起對外國投資行為之「國家安全審查程序」作為外資進入本國市場的門檻，中國亦於2015年1月19日公佈之《中華人民共和國外國投資法（草案徵求意見稿）》中，設置國家安全審查制度，顯見該制度對中國之重要。 在「國家安全」之界定上，於《外資法草案》中增設概括條款，以彌補過去單純採取列舉式立法，所存在之審查範圍過於限縮缺陷。其次，在「外國投資者」之定義上，外國自然人投資者之認定有別於多數國家採用多重標準予以認定，其係單純以國籍作為認定標準，另於外國實體之認定上，為適應現今新形態之商業模式，參考外國法納入實質認定標準，彌補過去之立法漏洞，最後在「審查機構」之組成和建置上，則係由國務院建立外國投資國家安全審查部際聯席會議，作為主要審查機構。 惟於《外資法草案》雖解決許多過去立法之缺陷，卻仍存審查機構間權責不明、審查標準過於模糊及司法救濟缺位等問題，故宜參考美國外國投資委員會之組成結構，並增設監督機構，避免審查機構之獨斷。此外，該制度中更應加強對於外國投資者權益之保護，於審查標準中，重要名詞之界定仍存在模糊不清之情形，有待立法者對之明確定義，另在投資者救濟管道之設置上，於現行草案中付之闕如，應加以補正以符合程序正義之要求，如此方能同時兼顧保護國家經濟安全及促進國內經濟發展之目的。 / With the coming of economic globalization, a wide array of foreign investments, such as direct and indirect investments as well as enterprises mergers and acquisition, increases. However, these also pose a menace to domestic industry and even national security. As a result, national security reviews of foreign investments which aim to prevent this serious situation grow more prevalent. Following this trend, Mainland China also releases a draft version of Foreign Investment Law and a related Explanatory Note on January 19, 2015 to include national security reviews in it. The definition and range of national security is crucial. In order to solve the problems from enumerating which kind of investment is related to national security, China adds a general clause in the draft. In regard to the definition of foreign investor, it is divided into two categories, natural person and foreign entity. The former is determined merely by his or her nationality and the latter is determined not only by its place of registration but also by the actual controllers behind that foreign entity in response to the increasingly new business models. Furthermore, the draft appoints the State Council to establish an inter-ministerial joint committee to be responsible for the foreign investment national security review. However, there are some drawbacks in this draft, such as the unclear distinction of responsibility and accountability between the authorities, the ambiguities in the standard of review and the difficulties of judicial remedy. As a result, emulating the merits in the regulations on national security reviews in the USA and including the protection of investors are beneficial to solve these problems.

中國加入WTO之後，大陸經濟體制轉型。從早期的計劃經濟到現在的市場經濟。投資政策也趨向「引進來，走出去」，此外，有鑑於大陸具有廉價的勞工和市場潛力，外資紛紛從所謂綠地投資或藉由合格境外投資者等間接投資方式轉為合併或收購為主的直接投資為取向。然而，面對上市公司因為涉及中國大陸特有的「股權分置」現象，使外資於併購上有一定困難度。再者，中國大陸特有的「民族情感」因素，使行政機關常常藉由「國家安全」等不確定法律概念而否准外資併購。 本文主要針對外資併購上市公司經常適用之法令作整合及研究，並論及外資併購上常運用之契約條款進行分析。此外，針對外資併購常遇到之問題提出淺見並針對外資併購中債權人及中小股東之保護提出論述，以供外資於併購中如何在外資獲利及中小股東權益保障獲得平衡點。 / Since China has become the members of WTO, the economic structure has transformed. From the early plan structure becomes to market structure. The policy of investments is tend to be “attract in and walk out”, besides, because of the cheaper workers and marketing potential of China, the foreign investor’s investment policy is going to be from the indirect investment of green island investment or QFII to the direct investment of Merger & Acquisition. However, in face of the especially system phenomenon of “delaminate of stock rights”, makes the merger& acquisition by foreign investors difficultly. Moreover, because of the especially factor of “the nationality of friendship”, makes the administrative organizations often refuse the permition of foreign investors by “national security”. In this essay, be focus on the research the merger& acquisition by foreign investors in common use of the authority laws and decrees, and analyzing the common use of the contracts articles. Besides, to be aimed at the problems of the merger& acquisition by foreign investors and the protection of shareholders and creditors, I try to supply some suggestions in order to make the balance of the merger& acquisition by foreign investors and the protection of shareholders and creditors.

Cette thèse, en portant une attention particulière sur les entreprises familiales turques et par l'utilisation d'une approche fondée sur la théorie de l'agence, a pour objectif de mettre en lumière les implications du capital familial sur la performance, la distribution de dividendes et les avoirs étrangers. Elle étudie premièrement en s'appuyant sur une méta-analyse, la relation entre l'impact net du capital familial sur la performance de l'entreprise et l'effet de modérateurs sur cette relation. Ensuite, elle examine si, en Turquie, le capital familial comble ou profite des lacunes institutionnelles et étudie comment les entreprises familiales diminuent les préoccupations relatives à l'expropriation des actionnaires minoritaires. Enfin, elle explore comment dans le cas turc, les investisseurs étrangers perçoivent le capital familial et les pratiques de gouvernance appliquées par les entreprises familiales pour éliminer les préoccupations de ces investisseurs concernant l'expropriation de leurs droits. Les principaux résultats de cette thèse démontrent que l'impact du capital familial sur la performance des entreprises est positif mais faible. Le niveau de développement des institutions formelles du pays dans lequel les entreprises familiales opèrent, modère la relation entre le capital familial et la performance des entreprises. En Turquie, un niveau modéré de détention du capital par la famille est bénéfique car la performance comptable atteint un pic à ce niveau de détention et les investisseurs valorisent un tel niveau de détention du capital par la famille. En outre, lorsque les familles détiennent un niveau substantiel de droits de vote et participent activement au management de l'entreprise, le versement de dividendes se réduit et la gouvernance familiale profite des lacunes institutionnelles pour exproprier les autres actionnaires de leurs droits. Enfin, en Turquie, le recours effectif par les entreprises familiales à des pratiques de gouvernance diminue les inquiétudes des investisseurs étrangers concernant l'opportunisme de la famille. / Using insights mainly from agency theory, this dissertation intends to shed light on performance, dividend payout and foreign holdings' implications of family involvement in firm with an emphasis on Turkish family firms. The dissertation first investigates the net effect of family involvement on firm performance and the effect of moderators on that relationship by conducting a meta-analysis. It then shifts the focus on Turkey to examine whether family governance fills or abuses institutional gaps and look into how family firms alleviate concerns of expropriation of minority shareholders. Finally, it investigates how foreign investors perceive family involvement in firm and firm-level governance practices of family firms to mitigate investors' expropriation concerns in Turkey. The main findings of this dissertation show that the impact of family participation on firm performance is positive but modest. The development level of formal institutions in countries in which family firms operate moderates the relationship between family involvement and firm performance. In Turkey, moderate levels of family involvement in ownership are beneficial since accounting profitability reaches a peak at these levels and foreign investors value these levels of family participation in firm. On the other hand, when families have substantial voting rights and actively participate in management, dividend payouts reduce and family governance abuses institutional voids by expropriating other shareholders. Additionally, the effective use of firm-level governance practices by family firms mitigates foreign investors' concerns about family opportunism in Turkey.

"Mémoire présenté à la Faculté des études supérieures en vue de l'obtention du grade de LL.M. Droit Dans le cadre du programme de Maîtrise en droit(LL.M.) 2-325-1-0 en option recherche et droit des affaires" / Avec le début du processus de négociation entourant la création d'une éventuelle Zone de libre-échange des Amériques, il est permis de se demander si l'entente, prévue pour 2005, aura un impact significatif sur l'évolution des normes réglementant les investissements directs étrangers (IDE). À cet égard, à l'échelle internationale, l'évolution des normes sur les IDE est caractérisée par deux grandes phases. Une première phase concerne l'évolution des règles et principes destinés respectivement à sécuriser et garantir les investissements internationaux. Cette phase pourrait et sera probablement consolidée juridiquement avec la conclusion prochaine de la ZLÉA. Conséquence de l'effacement progressif des doctrines politiques réfractaires ou dissuasives à l'IDE, particulièrement vrai depuis la fin de la guerre froide, ces principes sont largement connus des juristes: traitement national, traitement juste et équitable, traitement de la nation la plus favorisée, règles en matière d'expropriation et de nationalisation, etc. La seconde phase concerne, elle, les règles destinées à libéraliser le cadre juridique entourant les opérations d'investissements. i.e. les règles visant notamment à assurer une libre admission des IDE sur le territoire de l'État hôte de l'investissement et une plus grande liberté de gestion en faveur de l'investisseur étranger. Cela dit, contrairement aux règles destinées à sécuriser les IDE, il n'y a pas de consensus politique suffisamment important dans les Amériques, enfin selon nous, pour voir ces principes se cristalliser de manière extensive dans un accord pan-américain. Le présent mémoire examinera les règles juridiques appartenant à ces deux phases d'évolution. Celles-ci feront plus précisément l'objet du second chapitre de notre mémoire. Le premier chapitre, quant à lui, portera sur l'évolution et la réaction de "la société internationale face à ce phénomène de multinationalisation des entreprises, pour ensuite porter sur l'évolution conceptuelle des notions d'investissements et d'investisseurs internationaux. En sus des trois versions de l'avant-projet de chapitre sur les investissements rendues publiques sur le site officiel de la ZLÉA, les ententes bilatérales et sous-régionales occuperont aussi une place privilégiée dans nos analyses. Alors qu'historiquement les premières 1n11:latlves d'intégration économique (en Amérique latine et centrale principalement) étaient marquées par l'idéologie du développement et celle du Nouvel ordre économique international (NOEI), la ZLÉA, comme processus d'intégration, est guidée elle au premier chef par l'idéologie libérale, sinon ultralibérale. Dans les Amériques, compte tenu des différences tangibles de développement des économies nationales des 34 États invités à négocier, le consensus de Washington, présent en 1994, semble s'effriter et annonce la conclusion prochaine d'une entente minimaliste. Cela affecterait dans une même proportion la question des IDE auquel cas il faudra admettre que la ZLÉA ne révolutionnera pas le cadre juridique dans lequel se font les opérations d'investissement. / With the beginning of the negotiating process that should be leading to the establishment of the Free Trade Area of the Americas for 2005, it's interesting to take a look at the possible evolution of the roles and principles related to Foreign Direct investments regulation in the Americas. On the international level, there's two basics categories of norms. The ftrst one, are essentiaily design to protect and guarantee the investor and his investment. The eventual conclusion of FTAA could consolidate, at the hemisphere level, such category of roles and principles. Consequently to the end of cold war and the alignment of many country, but also many developing countries, in regard of the liberalism doctrine, the nature of these roles and principles are weil know by lawyers and professors in north-America: national treatment, fair and equitable treatment, most-favoured-nation treatment, roles concerning expropriation and nationalization, etc.. The second one, concern the roles and principles design to liberated the copusjuns afferent to FDI : for example, the roles and principles concerning transfer clause or performances requirements. That said, contrary to the ftrst category, there's no consensus over theses roles and principles. The absence of such consensus will probably influence the content of the agreement in a way that will be unsatisfted either for export-developing countries, such as the Canada and the United States, or developing countries. The present paper will examine roles and principles design for both protection and liberalization of FDI regulations. Indeed, the second chapter will entirely be treating of these matters. The ftrst chapter will instead be treating about the "transnationalization" of the private ftrm and the reaction of the international community regarding this phenomenon. The first chapter of our paper will also be the occasion to look at the conceptual evolution of both notions of "investor" and "investment" in regards of the FDI regime developed in the FTAA draft. On that matter, a special attention will be accorded to the FTTA process but also to bilateral and regional agreements signed over the last 15 years between members of the FTAA negotiating process. Historicaily and ideologicaily, the FTAA is link with the recent NAFTA process. There is no doubt about it. The integration process in the Americas is far from been recent in Latin America, with the difference that this last process was mostly inspired by the ideology of "development" and the project of NIEO. The FTAA process, on the other hand, is clearly guide by the liberalism ideology which not always take into account the particularize needs of developing countries. When the FTAA process begin, there was a consensus, among leaders, over the idea that free-trade, as weil as liberal FDI regulations, will beneftt to developing countries and ftt their economic and social aspirations. Since then, this consensus, the so-called "Washington consensus", has been lost and that will, necessarily, have some effects on the evolution of the roles and principles related to FDI regulation in the Americas.