GLOSSARY: FRACTIONAL SYSTEMS

ICONO PEQUEÑA BRITANICASEE THE GLOSSARY OF THE NEW HOLIDAY PRODUCTS, MIXED ENJOYMENT AND USE IN TOURIST RESORTS AT LIZARZA.COM

FRACTIONAL SYSTEMS:  The systems known as fractional ownership are  becoming increasingly popular as a combination of a timeshare or rotational enjoyment right and an ownership right, both of them referred to a “fraction” or longer occupation period and a “fraction” or undivided share of ownership in the property to which the rotational occupation relates. Such properties are normally big or top quality apartments, villas or large residences, not always intended for tourist use, albeit with services not necessarily typical of the hotel industry.

In describing the fractional system in the last preceding section, reference was made to the prohibition laid down by Section 23.4 of the Spanish Timehare Act LAT 4/2012 of linking the right in rem of rotational enjoyment to an undivided share of ownership. However, such a precept relates to a “right in rem of rotational enjoyment” and extends to its alternative formulation as a personal leasehold right. Paragraph 8 of the same Section, however, indicates that the remaining contractual modalities of constitution of a right of a personal or an associative nature shall be subject to Title I of this Act (therefore not to Title II, which contains such a prohibition).

Obviously, the specific and “spontaneously” created multi-ownership community does not fall within the scope and, therefore, the prohibition of the aforesaid Section 23.4, although considering the exclusivity of the “lex rei sitae” (law of the place where the property is situated) with regard to in-rem and leasehold rights, the doubt arises as to whether it is possible to constitute such multi-ownership (see “multi-ownership”) not in a spontaneous manner but for commercialisation purposes, whether as fractionals, private residences or branded residences.  The essential element in answering this question may be to determine whether the properties are part of a tourist establishment or intended to be used for tourist activities (or should be so intended by Law), not so much because of the town planning status of the properties but because of the service provided which, if it is (or should be) a service specific of a tourist establishment or accommodation unit, may be affected by such a prohibition.

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GLOSARIO: FRACCIONAL (SISTEMAS)

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Fraccional (sistema)

Actualmente están en auge los llamados sistemas “fractional ownership”, como producto que combina el derecho de tiempo compartido o aprovechamiento por turno y el de propiedad; en ambos casos sobre una “fracción” o turno amplio de ocupación y una “fracción” o parte indivisa en la propiedad del inmueble sobre el que recae esta ocupación por turno. Estos inmuebles son normalmente apartamentos de gran superficie o alta calidad, villas o grandes residencias, no siempre destinadas al uso turístico, aunque con determinados servicios no necesariamente propios de la industria hotelera.

ón” o turno amplio de ocupación y una “fracción” o parte indivisa en la propAl glosar en el apartado anterior el sistema “fractional”, se ha hecho referencia a la prohibición del art. 23.4 – LAT 4/2012 de vincular el derecho real de aprovechamiento por turno a una cuota indivisa de la propiedad: Pero ese precepto por una parte se refiere al “derecho real de aprovechamiento por turno” y se extiende además a su formulación alternativa de derecho personal arrendaticio, No obstante Actualmente están en auge los llamados sistemas “fractional ownership”, como producto que combina el derecho de tiempo compartido o aprovechamiento por turno y el de propiedad; en ambos casos sobre una “fracciiedad del inmueble sobre el que recae esta ocupación por turno. Estos inmuebles son normalmente apartamentos de gran superficie o alta calidad, villas o grandes residencias, no siempre destinadas al uso turístico, aunque con determinados servicios no el mismo artículo en su número 8 viene a indicar que las demás modalidades contractuales de constitución de derecho de naturaleza personal o de tipo asociativo, a los que se aplicará el Titulo I de esta Ley (por lo tanto no el Titulo II donde consta esa prohibición).

Obviamente la comunidad finalista y “espontánea” de multipropiedad queda fuere del ámbito -y por lo tanto de la prohibición- del artículo 23.4 citado, pero teniendo en cuenta la exclusividad de la “lex rei sitae” en cuanto a derechos reales y arrendaticios se refiere, surge la duda si es posible constituir esa multipropiedad (véase multipropiedad) no de forma espontánea sino con finalidad de su comercialización, ya sea del tipo factional, “privates” residences” o “branded residences”. Posiblemente el elemento esencial para la respuesta a esta pregunta sería determinar si por una parte los inmuebles forman parte de un establecimiento turístico o están destinados a actividad turística o por ley debieran estarlo, no tanto por las características urbanísticas de los inmuebles, sino por el servicio que se preste, que de ser de establecimiento o alojamiento turístico (o que debiera serlo) podría incluirse en esa prohibición.

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GLOSSARY OF THE NEW HOLIDAY PRODUCTS, MIXED ENJOYMENT AND USE IN TOURIST RESORTS.

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fractional, club-trustee, OPC, lockers, ARDA, exchange, packs, RDO,lock off, RCI, points, cooling off period, DAT, Interval, destination club o, T0-T1-T2, fly-Buy, liner, off site, on site, TATOC, branded residences, lock off,  bienial systems, Botton line                          price, F.N.T.C, …                          

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EXTRAORDINARY YEAR FOR TOURIST ARRIVALS IN SPAIN (provisional figures)

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The year 2013 has ended with a record 60,661,073 tourists arriving in Spain, which represents a 5.6% increase over a very good preceding year.

Most of the main markets registered a growth, Italy excepted. Of special note is the increase in the absolute number of tourists of the Nordic, British and French markets. Rusia and China stood out in terms of year-on-year rates, with strong increases of 31.6% and 35.1% respectively. 

In the month of December, Spain received 3.1 million international tourists, which is a 16.3% increase compared to the same month of the previous year.

MARKETS OF ORIGIN 

United Kingdom issued 20.3% of tourists in December and grew by 20.2%. The Canaries got 46% of UK arrivals with a 9.2% increase.

 German tourists grew by 18.4% and represented 15.4% of all arrivals during this month.

 The French market represented 17.2% of all arrivals.

The Nordic Countries saw a year-on-year increase of 12.1%.

Italy got off the decreasing path this month with a spectacular growth of 17.2%.

Of the remaining markets, Russia, the Netherlands and U.S.A. stood out with respective increases of 41.5%, 28.5% and 20.9%.

ACCESS ROUTES:

 Regarding access routes, both roads (16.1%) and airports (17.1%) saw an increase.

 ACCOMMODATION:

64.7% of all tourists chose hotel establishments, which have seen a year-on-year increase of 22.7%.

Non-hotel accommodation, on its part, increased by 6.2% in December.

 HOLIDAY ARRANGEMENTS:

71% of all international tourists visited Spain without a holiday package, which is a 20.4% increase compared to the same month of the previous year.

Source: TourSpain – http://www.tourspain.es

VACATION INDUSTRY GLOSSARY….NEW ENTRIES

New terms have been added to the glossary:

TIMESHARE RENTALS

In the periods during which the units operated under a timeshare or “rotational enjoyment” system are “unoccupied”, the units are often rented out by their owner to third parties (tourists) and the holders of rights of occupation can thus obtain an extra income.

The legal nature of this kind of “rentals” in Spain may be subject to debate both on a practical and on a theoretical level, but the issue is not without importance as, if we are talking about a “seasonal rental of a dwelling house”, we may find that the lessor has the obligation to demand that the renter pay a deposit amounting to two months’ rent (despite the rental period being one week), which does not happen in the case of occupation of a tourist unit.

The Urban Lease Act 1994 (amended on 04/06/13) does not regard as a lease “the temporary assignment of use of a dwelling house in its entirety, furnished and equipped for immediate use, marketed or promoted through tourism channels and rented out with a view to making a profit, where the house is subject to a specific system arising out of the regulations of its own sector”.

 The difference is that in a, let us call it, “ordinary rental”, the building the subject of the lease is a dwelling house, be it intended for use as permanent or as temporary living accommodation, whereas two essential elements must be present  in the occupation of a tourist accommodation unit: (i) the accommodation unit itself, whether from an architectonic point of view it is a room, an apartment or a singular dwelling house; and (ii) the service inherent in tourist accommodation units, such as reception, cleaning, etc., all of which must also be situated in a “tourist accommodation resort” and managed by one only operating company; both of them (the resort and the company) being registered with the relevant tourism registry as guarantee that they both meet he requirements of the sector’s tourism regulations.

TIMESHARE BRANDING

A prestigious, well known brand is currently one of the most important factors to marketing success, and this obviously applies to the holiday accommodation industry.- Large companies have, through their respective brands, made this one of their main selling arguments. Small companies, however, with a lower economic capacity, can hardly compete by themselves in this sector, which may be the most representative of a globalised industry.  A reaction to that is the “branding” concept, i.e. the creation of a common brand with widespread media exposure which comprises several companies of the sector, whether on such companies’ own initiative or as a result of the establishment of a brand by one only company whose business is precisely to allow others to use the common brand according to specific rules and for valuable consideration to its owner.

AND…………….

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RUEDA DE PRENSA CONJUNTA PATRONATO DE TURISMO DE LA COSTA DEL SOL, ASOCIACIÓN DE EMPRESARIOS DE HOTELES Y APARTAMENTOS TURÍSTICOS Y RDO-ESPAÑA

DE izquiera a derecha: Sr. Aranda (Gerente Ahecos), Sr. Zapico (RCI), Sra. Suero (Interval Internacional) Sr. Bernal (Gerente Patronato de Turismo) y F.J. Lizarza (Lizarza Abogados

DE izquiera a derecha: Sr. Aranda (Gerente Ahecos), Sr. Zapico (RCI), Sra. Suero (Interval Internacional) Sr. Bernal (Gerente Patronato de Turismo) y F.J. Lizarza (Lizarza Abogados)

El pasado día 16 de mayo se celebró en la sede del Patronato de Turismo de la Costa del Sol una reunión a las que asistieron el Gerente de dicho Patronato Sr. Bernal, el Gerente de la Asociación de Empresarios de Hoteles y Apartamentos Turísticos de la Costa del Sol Sr. Aranda, y por parte de RDO España sus Vicepresidentes Sr. Lizarza y Sr. Zapico y la Gerente Sra. Rodriguez con motivo de la incorporación como miembro del Patronato de la organización empresarial europea RDO a través de su Capítulo español. Tras la reunión se celebró una rueda de prensa conjunta a la que asistieron los principales medios de comunicación de la Costa del Sol y Málaga (TV, radio, prensa escrita y agencias de noticia de ámbito nacional). Dicha amplia cobertura y difusión por lo que se adjuntan recortes d prensa y enlaces a los medio digitales que ha recogido estas noticias.

EUROPA-PRESS 16.05.13

http://m.europapress.es/andalucia/malaga-00356/noticia-mas-800000-turistas-eligen-alojamientos-tiempo-compartido-costa-sol-veranear-20130516153940.html

ANAQUEL DE PRENSA 

Anaquel de Prensa RDO España 130520

DIARIO.SUR

http://www.diariosur.es/20130516/local/turismo/complejos-tiempo-compartido-generan-201305161406.html

FINANZAS.COM

http://www.finanzas.com/noticias/empresas/20130516/complejos-tiempo-compartido-generan-2322811.html

LA OPINION 17.05.13                       SUR 17.05.13

ANUNCIO PREVIO DE LA DIPUTACIÓN DE MÁLAGA

http://www.malaga.es/buscar/?cod=3201&com1_fc=0&com1_md3_