Category: Czech Republic

  • Schoenherr Advises Redside on Acquisition of Panorama Business Center in Prague

    Schoenherr Advises Redside on Acquisition of Panorama Business Center in Prague

    Schoenherr has advised Redside Investicni Spolecnost, a.s. (“Redside”), the manager of the real estate open-ended investment fund NOVA Real Estate, on its acquisition of the Panorama Business Center building from Dutch closed private investment fund Mint Fund 8 B.V. The closing took place on December 1, 2016.

    Built in 2000, the Panorama Business Center is a modern office building in the center of Prague. It offers 6,800 square meters of leasable floor space and 91 parking places in the underground garage. The building has eleven floors, including three underground.

    Redside, which is part of the ASB Group, provides services related to company formation and accounting, as well as reporting, tax advisory, and trust management. Founded in 2012, the company manages qualified investor fund assets worth billions of Czech crowns. The company offers its services in particular to private equity investors and financial groups, Czech developers, and real estate investors, as well as foreign asset managers and institutional investors.

    Mint Fund 8 B.V. belongs to Mint Investments, a leading Central European manager of real estate investments.

    “We saw this year a surge in commercial real estate transactions in Prague with both local and international investors showing interest in this sector,” said Schoenherr Real Estate Partner Gabriela Porupkova, who led the firm’s team on the deal. “The Panorama Business Center is a well-known building in downtown Prague and we are thrilled that we could support Redside on this transaction.” 

    In addition to Porupkova, the Schoenherr team advising Redside consisted of Attorneys Miroslav Dudek, Otakar Fiala, and Denisa Assefova, and Associates Christoph Durr and Jakub Karfilat

    ASB Consulting provided financial and tax advice to Redside, and construction consultancy Sentient provided technical advice and support.

    Mint Fund 8 B.V. was supported by CBRE, but did not retain external legal counsel.

  • Kinstellar Advises on EUR 2.2 Billion Divestment of Xella to Lone Star

    Kinstellar Advises on EUR 2.2 Billion Divestment of Xella to Lone Star

    Kinstellar has advised on the Czech aspects of the divestment of Xella, a leader in building solutions, to an affiliate of US private equity group Lone Star in a deal valued at EUR 2.2 billion. Among the many other firms working on the deal were Gibson, Dunn & Crutcher and Millbank, Tweed, Hadley & McCloy for Xella and Hengeler Mueller and Kirkland & Ellis for Lone Star.

    Xella is the world’s largest manufacturer of aerated concrete blocks, calcium-silicate units, and high-performance boards and is the leading producer of lime and limestone on the Czech market. The company operates 96 production plants in 20 countries and employs over 5,900 employees globally.

    Kinstellar advised Xella with regard to its Czech affiliates on the Czech law aspects of the transaction, in particular on general corporate, real estate and employment matters.

    The Prague-based Kinstellar team was led by Partner Kamil Blazek, supported by Of Counsel Karla Rundtova, Managing Associate Martin Seda, Senior Associate Tereza Naucova, and Associates Adam Nemec and Barbora Sevcikova.

    Editor’s Note: After this article was published Baker & McKenzie announced that its Prague office had advised the affiliate of Lone Star on its acquisition of the Xella Group from European private equity firms PAI Partners and investment funds managed by Goldman Sachs. According to Baker & McKenzie, the deal is expected to close in the first half of 2017.

    The Baker & McKenzie team was led by Prague-based Partner Libor Basl, primarily supported by Associate David Reiterman.

  • Schoenherr and Dentons Advise on Sale of ContourGlobal’s Czech Solar Energy Business to CEE Equity Partners

    Schoenherr and Dentons Advise on Sale of ContourGlobal’s Czech Solar Energy Business to CEE Equity Partners

    Schoenherr has advised ContourGlobal erneuerbare Energie Europa GmbH (“ContourGlobal”), a subsidiary of the US entity ContourGlobal L.P., on the sale of its solar energy business in the Czech Republic to China Central and Eastern Europe Investment Co-operation Fund SCS SICAV-SIF (the “China-CEE Fund”) via CEE Equity Partners Ltd. Dentons advised CEE Equity Partners on the deal.

    The deal was structured as a share deal with the China-CEE Fund acquiring three solar power plants with a total capacity of 6.0 MWp in the Czech Republic. The closing of the transaction took place in November, and financial terms were not disclosed.

    ContourGlobal L.P. is a power-generation company with approximately 4,200 MW in operations in 20 countries on three continents. The company’s 2000 employees operate a portfolio of 61 thermal and renewable power plants utilizing a wide-range of technologies.

    “The transaction illustrates the growing influx of Chinese investment into the renewable energy sector and is a positive sign for solar energy business in general,” said Schoenherr Czech partner Vladimir Cizek, who advised ContourGlobal on the transaction.

    Polish-based CEE Equity Partners Ltd is the investment advisor to the China-CEE Fund with committed funds of USD 435 million. The China-CEE Fund was established by China Exim Bank in partnership with other institutional investors from the CEE region, to identify and partner with dynamic businesses. A more thorough consideration of CEE Equity Partners can be found here

  • PRK Partners Helps Czech Towns Ensure Control of Water Utility

    PRK Partners Helps Czech Towns Ensure Control of Water Utility

    PRK Partners has advised the Czech town of Kromeriz on the preparation and conclusion of a shareholders agreement between it, nearby town Morkovice-Slizany, and the Czech municipalities of Drinov and Zborovice — which combined hold a majority shareholding in VAK Kromeriz (a water utility company providing services to more than 100,000 persons and companies) — securing their majority position and control over the utility for the next 30 years. The project value is CZK 1.2 billion.

    According to PRK Partners, “for many years, towns and municipalities in the Kromeriz region faced attempts from private investors [showing] enormous interest in obtaining a majority stake in VAK Kromeriz. The conclusion of the shareholders agreement ensures long-term, stable cooperation among the municipalities and will maintain the municipalities’ majority stake in VAK Kromeriz. This, in turn, will ensure socially acceptable water and sewerage rates for citizens and companies and will provide for the proper management of VAK Kromeriz. Establishing the agreement also sets the stage for maintaining maximum investment into the water supply and distribution infrastructure, with optimal use of existing subsidies and, last but not least, for maintaining the employment rate, including qualified jobs, in the Kromeriz region. The agreement also secures for all shareholders proper management, growth in assets and stable economic results of VAK Kromeriz.”

    PRK Partners describes the agreement as “a unique and unprecedented document,” and reports that “what results from it will contribute to a stable situation within VAK Kromeriz and balanced economic development for the entire Kromeriz region (some 110,000 citizens).”

    The agreement was drawn up as an open platform, and, according to PRK Partners, in the future, in addition to the four founding municipalities, other municipalities that are interested in cooperating may become involved and will have full unrestricted rights to their shares.

    In an email to CEE Legal Matters, PRK Partners Partner Jakub Lichnovsky, who led the firm’s team on the deal, explained that: “The transaction was unique due to the fact that we explained checks and balances of the established relationship to all signatories, its municipal councils, political representatives including public. We precisely stressed that Kromeriz must retain ruling power, but secure and provide guarantees to small shareholders. This was a particularly complex issue as Kromeriz would never allow to be controlled by majority of small shareholders. All signatories agreed not to sell to other shareholders than signatories, keeping the same division of shares, building value within the company, division of powers in statutory bodies, rules of management of the company — equal development of water and sewage utility in the whole region, high level of investment, utilization of EU subsidies, keeping know how and employment positions including highly educated specialists and the most important low price of water and infrastructure to help the community to grow.  We also advised on complex redrafting of the bylaws of VAK Kromeriz and represented Kromeriz at various general meetings of VAK Kromeriz. The whole process of negotiation took more than three years. Further, the Shareholders Agreement is open to other municipalities to join the Shareholders Agreement subject to their full and independent control over all rights associated with shares. We believe that this Shareholders Agreement brings a lot of benefits to the community, provides stability as every elections were interrupted by particular interests and intention of certain groups to privatize the company VAK Kromeriz.”

  • Randa Havel Advises on Klima Sale

    Randa Havel Advises on Klima Sale

    Randa Havel Legal has represented the shareholders of Klima a.s. on the sale of the company to an unidentified buyer.

    Klima is a Czech producer and supplier of air-ventilation equipment for industrial purposes in the energy, agriculture, and petrochemical sectors, as well as for companies involved in metallurgical production and the production of construction materials.

    The Randa Havel team was led by Partner Alois Satava and Senior Associate Michal Palinkas.

    Randa Havel did not reply to our inquiry about the buyer or its counsel on the deal.

  • The Buzz in the Czech Republic: Interview with Erwin Hanslik of Taylor Wessing

    For Erwin Hanslik, the Managing Partner of Taylor Wessing in Prague, one subject of conversation is always at the top of the list for lawyers in the Czech Republic: Fees. According to Hanslik, “the topic which is always interesting is the price — the hourly rates.” Hanslik explains that this is “a special topic in the Czech Republic due to the high amount of competition here,” which, he insists, “is not comparable to anywhere else in CEE. Absolutely.” 

    In addition to the pressure coming from the large number of international competitors, Hanslik reports, there’s also “high pressure from the domestic firms, some of which charge about EUR 150 an hour, which ruins the market and brings everyone under pressure.” Hanslik sighs, suggesting that the question “How do we deal with this!?” is never far from their minds. 

    Part of the answer, Hanslik says, is the gradual abandonment of hourly rates. “Clients don’t really want hourly rates anymore,” he says. “They all want caps.” Still, and especially in the context of commoditized work (which, Hanslik says, includes a great deal of M&A work), “clients don’t understand that low prices mean — or can mean — lower quality.” As a result, he says, “I always wonder how other firms manage to provide high quality service while still making a profit.” He considers. “So it may not even be so much about the hourly rate,” he says. “At the end of the day it’s always about the cap — and the assumptions that go into it.”

    Hanslik is asked whether, over time, clients are becoming more educated about the trade-offs between cost and quality. He shakes his head. “Definitely not.” He sighs again. “Clients simply know that there is great competition for work, with top firms at almost every level on the market [international firm, regional firm, domestic firm], and they use the situation.”

    Finally, he’s asked how he and other firms in the market are able to increase their fees, now that the global financial crisis looms less large. “There’s no way,” he says, shaking his head again. “Clients simply wouldn’t accept this.”

    Turning to another ongoing source of frustration, Hanslik raises the subject of the now two-year old Czech Civil Code, pointing out that among its many controversial provisions is one that allows buyers of real estate who rely in good faith on information on the cadastre to rest easy, even if that information turns out to be incorrect. Hanslik believes this is a good rule, but points out that there’s very little guidance about how it will be applied or what its ramifications are. Hanslik reports that the Czech Supreme Court has recently held that the provision in the new Civil Code works retroactively as well to protect acquisitions made in good faith before the law was passed. But, he notes, “this opens a lot of questions,” including what that means about acquisitions that were reversed and denied under the previous law, which now — under the new law as interpreted by the Court — should have been upheld.

    “This is typical in the Czech Republic,” Hanslik laughs. “Changing the Civil Code, and new interpretations of its provisions, and we have no idea how to react with this, or how to advise our clients.” Hanslik says, “it’s almost like a third world African country. Clearly it’s not the ‘Wild East’ here anymore, but … 25 years after the fall of the Iron Curtain, and now we’re starting all over again.” As a result, Hanslik says, resignedly, “advising clients becomes very difficult. And when you factor in the questionable judiciary as well … how can you predict for clients?” 


    In “The Buzz” we interview experts on the legal industry living and working in Central and Eastern Europe to find out what’s happening in the region and what legislative/professional/cultural trends and developments they’re following closely.

  • How Employment Law Became a Factor for Investors in CEE

    Had one taken a look at the employment laws in, say, Germany or France in 1989 and compared them to the then Czechoslovak Labor Code, one would have been surprised: The law in formerly Socialist countries was so pro-employer that it looked like a capitalist law from the 1920s.

    Protection of employees in matters such as unfair decisions by their superiors, dismissals, protection in the event of sickness, duration of vacation, and maximum working hours was a lot worse than in the EC countries at the time. And this is before we consider work safety, actual employee involvement in management, protection of privacy, non-discrimination, and so on. In practice, matters were even worse, as employees were often forced to accept contractual penalties, wage cuts, and other unjust actions because of a lack of information, a lack of courage, inefficient legal protection, or simply the need to keep their job.

    Maybe because in theory the factories before were owned by the workers themselves, Czechoslovak (and Hungarian and Romanian) employees were not able to enjoy many of the privileges their colleagues in Western Europe had, such as the six weeks of vacation or 35-hour working weeks guaranteed in France or Germany. Moreover, trade unions – a former pillar of the communist regimes – had such a bad reputation that workers exited from them en masse. And although a few areas – such as energy, railways, and state administration – remained unionized, even in those there were extremely few collective disputes. Strikes, as important as they were in the 1980`s in Poland and later during the various national revolutions across Eastern Europe, were subsequently almost unheard of.

    In addition, while social security charges for employers were higher in this part of the world than in Western European countries (even today in the Czech Republic today the rate is 34%, and in Slovakia even higher, compared to Germany’s 21%), with wages only one third of the average wages a few miles to the west, this was only a moderate cost.

    For more than 20 years, Western trade unions tried to convince Czech employees to become as self-confident as their colleagues in the West. Only in a few instances, such as with Skoda Auto, did they find much success. 

    This did not mean, however, that employees were defenseless, and in fact they often resolved their dissatisfaction with employers in unexpected ways. For instance, productivity is often lower than expected, even with much of the salary coming in variable parts – an indication of demotivation. Even though sickness was and is sanctioned financially, for instance, absences in Czech as well as Slovak companies remain higher than in the foreign parent companies, leading to such things as a “bonus for attendance” – a reward to employees simply for not calling in sick.

    Company theft – a phenomenon much more common here than in Western Europe – is another way employees in this part of the world attempt to rebalance a perceived inequality. In interviews with employees accused of theft one often hears the internal justification: “They pay us so much less than in their Western parent companies, I was justified in making up for my low wages by simply taking this thing.”

    The most obvious sign of bad labor relationships, of course, is high turnover in the workforce. Recent years have witnessed a high demand for skilled staff, and the Czech Republic, for instance, has unemployment levels below Germany. As a result, frustrated or dissatisfied employees who once may have sought the assistance of a trade union, works council, or state court (into which trust as to quality and speed is still very low), will often now simply leave the firm. Since 2004/2007 the possibility of working at a much–better-paid position in London, and since 2011 in Munich, is a realistic option and has lead to an undeniable brain drain, most visible in the hospitals all over the region.

    On the other hand, employers cry for more flexibility in working relations, for instance to introduce so-called “working hours accounts,” allowing them to react faster to increases and decreases in demand, as they are used to in their German or US operations. New matters such as working from home that are not covered by the old laws have sprung up. Both employers and employees have to deal with the new digitalized economy, where the old eight-hour working day to be performed in a factory or an office is slowly but surely becoming a thing of the past. 

    What will the countries in our region do in order to stay attractive to investors in the present situation? Although the wage cost advantage of the CEE countries is disappearing (albeit slowly), a qualified workforce will become even more scarce.

    But couldn’t modern employment laws allowing for the flexibility needed in the 21st century, together with institutionalized mechanisms of solving conflicts between employers and their employees, become an advantage in the international race of CEE countries for competitiveness?

    By Arthur Braun, Partner, bpv Braun Partners

    This Article was originally published in Issue 3.4 of the CEE Legal Matters Magazine. If you would like to receive a hard copy of the magazine, you can subscribe here.

  • Schoenherr and Wilson & Partners Advise on Starship Enterprise Acquisition in Prague

    Schoenherr and Wilson & Partners Advise on Starship Enterprise Acquisition in Prague

    Schoenherr has advised Erste Group Immorent AG on the approximately CZK 3 billion (over EUR 100 million) sale of Immorent Jilska s.r.o., which owns the Enterprise office building, to Starship Enterprise a.s. — a joint venture of RSJ Investments and private investors Pavel Baudis and Eduard Kucera, the two co-founders of Avast Software B.V. Wilson & Partner advised the buyers on the deal, which closes on November 14, 2016.

    Erste Group Immorent provides real estate financing and project development services in Central, Eastern, and South-Eastern Europe. 

    The twelve-story Enterprise office center offers approximately 29,000 square meters of leasable area and 400 parking spaces. The core tenants are Avast Software and CSC Computer Science. Built and developed by Erste Group Immorent to be an environmentally friendly Class A office space, Enterprise has received the BREEAM Excellent Certificate.

    According to Schoenherr Real Estate Partner Peter Madl, who led the firm’s team on the deal, “Enterprise is a landmark building in the Prague 4 business district, which is one of the most sought-after office locations in the Czech capital. One of the largest high profile deals in the Czech real estate market this year, Enterprise showcases the continuous demand for premium office properties in Prague.” 

    In addition to Madl, who is based in Vienna, the Schoenherr team consisted of Prague-based Attorney Miroslav Dudek and Associate Jakub Karfilat.

    The Wilson & Partners team advising Starship Enterprise was led by Partner Martin Bendik and Senior Counsel Martina Krakorova. Krakorova confirms that the name of the purchasing joint venture — Starship Enterprise — was chosen specifically for purposes of the acquisition. 

    Image Source: erstegroupimmorent.com

  • Slaughter and May Advises GE Capital International Holdings on Sale of Moneta Money Bank Share Capital

    Slaughter and May Advises GE Capital International Holdings on Sale of Moneta Money Bank Share Capital

    Slaughter and May has advised GE Capital International Holdings Limited on the sale of its remaining stake of approximately 18.0% of the share capital of Moneta Money Bank, a.s. (Moneta), which raised gross proceeds of approximately CZK 7.5 billion.

    The sale, which was announced on November 15, 2016, was conducted by an accelerated book-building process.

    The firm’s team was led by Partner Andy Ryde, supported by Associate Nick Johnston.

  • CMS and Dentons Advise on Landmark Real Estate Deal in the Czech Republic

    CMS and Dentons Advise on Landmark Real Estate Deal in the Czech Republic

    CMS has advised German real estate fund Deka Immobilien on the acquisition of the prestigious building complex “The Park” in Prague from an affiliate of the Starwood Capital Group global private investment firm. Dentons advised the sellers on the deal, which was signed on September 29 and came to a successful close on November 14. According to CMS, it is the largest ever office transaction in the Czech Republic.

    “The Park” is a complex consisting of 12 office buildings built between 2003 and 2008 in a campus-style formation with a central plaza on a property approximately 75,000 square meters in size. The 116,000 square meters of leasable space is primarily occupied by such international technology companies as DHL, Honeywell, CA Technologies, and IBM.

    The CMS transactions team advising Deka Immobilien was led by Prague Partner Lukas Hejduk, and consisted of Partner Pavla Kreckova and Associates Petr Huk, Lucie Kislerova, Petr Koral, Michal Samek, Tereza Maternova, Magda Nemcova, Pavel Kocian, Barbora Dubanska, Tomas Pavelka, Frances Gerrard, and Lukas Valusek.

    The Dentons team was led by Partner Jiri Strzinek, supported by Counsel Marketa Tvrda and Associate Jan Hrivnak. Strzinek also coordinated the Luxembourg team advising on Luxembourg law, which was led by Partner Stephane Hadet, working with Senior Associate Olivier Lesage and Associate Christophe Renaudin.