NGHIEN CUU - TRAO DOI
MOT SOBATCiV TRONG QUYD!NHC|)A PHM'LUATVEHOPDONG MUA BAN NHAd
1. Thu-c traing quy dinh cua phdp lu^it ve hop dong mua ban nha o*
Qua trinh hdi nhSp khu vuc va quoc te cung vdi viec lirng budc djnh hinh, phit trien nen kinh t^ thi trudng da tao ra nhiJng ti6n di, thuan Igi quan trpng trong phit tri^n kinh te, chinh trj. xa hgi d nude ta. Thuc ti nay da dem din su chuyin biln nhkx dinh tren t^t ca cac ITnh vuc ciia ddi sdng xi hdi ndi chung va "ddi song dan su" ndi rieng.
Song, ben canh nhiing "khoing sdng" chu dao thi thuc te sdng dpng cua qua trinh ddi mdi cung dem lai cho nude ta nhilu vin dl lien quan den ddi sdng dan sy, trong dd ed van de ve cae hgp ddng ma ddi tupng li nha va quyen su dung ddl. De dap ijrng nhu cau dieu ehinh cic quan he dan sy ddng thdi tao can cu day dii va vGng ehac ve mat phap h' cho co quan nha nude cd tham quyen khi giai quyet tranh chip vi hpp dong mua ban nha d, Nhi nude da chu trpng xay dung he thdng cac van ban quy pham phap luat ve ITnh vyc nay, vi du nhu:
Phip lenh vl nhi d. Bd luit dan sy, Luat nha d, Luat kinh doanh bat dpng sin... va cac van ban hudng dan thi hinh. Nhung van ban quy pham phap luat nay da tao ra khudn mau va co sd phip li cho cic chii the ki ket va thye hi6n hgp ddng mua ban nha d. Tuy nhien, cac van bin quy pham phap
TS. TRAN THI HU$*
ThS. NGUYiN VAN H0I **
luat vl nhi d ed tinh dn dinh khdng cao.
cdn cd sy chdng ch^o, trimg ISp, mau thuan d nhilu ngi dung. Thyc trang niy do nhilu nguyen nhan. cd the ke den nhiing nguyen nhan chu yeu sau diy:
- Quy dinh ciia phap luat hien hinh chua bim sat cic quan he mua bin phit sinh trong thyc tl;
- Chinh sach kinh te cua Nha nude ludn ed sy thay ddi, trong dd cd chinh sich vl dat dai, nha d, chung khoan, san giao dich v.v..;
- Nhu cau xac lap quyen sd huu ddi vdi lai san mua ban co gia tri Idn ngay cing trd nSn sdi ddng va phiic lap;
- Gia ea thi Irudng ciia cic loai tai san cd gii tri ldn ludn ludn cd sy bien dpng;
- Cic chu the khi giao ket vi thyc hien hgp ddng mua ban tii sin nhan ihuc chira day dii gii iri phap li ve hinh thuc hgp dong mua ban theo quy dinh cua phap luat.
Chinh vi nhung quy dinh cua phap luat edn chua cu the, chi tiet lam cho eac chii the khi tham gia va thyc hien loai hgp ddng nay khdng hieu, khdng xic dinh dugc quyen, nghia vu phap li hpp phip cua minh. Vi the, thudng xay ra tranh chap ve quyen va nghia vu. Dac biet, vi sy bat cap vi thieu vang cua
* Giang vidn chinh Khoa phap luit dan sir
** Giang vidn Khoa phap luat dan sy Trudng Dgi hoc Luit H i NOi
TAP CHI LUAT HOC S6 12/2012
NGHIEN ClJU - TRAO BOI
phap luat hi?n hinh vc thdi dilm chuyin quyln sd hilu. thdi diem xic l§p quyln sd hOu nhi d. ning lyc chii thi khi tham gia giao kL'i vi thyc hi^n hgp d6ng... nSn khi tranh chap vl hgp d6ng mua ban nhi d xiy ra. nhilu trudng hgp toi in thilu eg sd phip ti dl giii quyci vy vi0c dan den tinh trang vy an bi k^o dii ho^c phin quylt ciia toi khdng bio dam thoa dang quyln vi lgi ieh hgp phap cho cic duong sy.
2. Kien nghj hoin thi^n phdp lu^t vc hgp dong mua bdn nhd o
Thtf nhdi, vc chu the hgp dong Hi?n phip lual khdng cd quy djnh cy the vc dp tudi cua nhihig ngudi tryc tiep tham gia hgp ddng mua bin vdi tu cich li ben mua va ben ban. Nghj quyet ciia Hpi ddng tham phan Toa in nhan dan tdi cao sd 01 :n03/NQ-HDTP ngay 16/4/2003 hudng dan ip dung phap luat trong viec giai quyet mdt sd loai tranh chap dan sy, hdn nhan vi gia dinh (Nghj quylt sd 01/2003/NQ-HDTP}
hudng din mpt trong bdn dieu kien de cdng nhan hgp ddng mua ban nha d cd hi?u lyc phip luat la "ngudi tham gia giao kil hpp dong mua bdn nhd a phdi co ndng luc hdnh vi ddn i(f". Trong khi dd, theo quy djnh ciia Bd lual dan sy thi "ngudi lir du 6 luoi din chua du N luoi dd xdc dfnh Id ngudi eo ndng luc hdnh vi mot phdn; ngudi lit dit 18 ludi trd len dd xdc dinh Id c6 ndng lice hdnh vi ddy f?u".*" Nhu vay, ngudi cd nSng lyc hanh vi dan sy mgt phin cd dugc tham gia giao ket hgp ddng mua ban nha d hay khdng va van de hieu lyc phip luat cua hgp ddng niy nhu the nao?
M$l khic, cic vin bin quy phgm phaj lu§t hi^n hinh deu khdng quy djnh vl niiij lyc hinh vi cda ci nhan giao kit hgp donj mua bin nhi d mi chi quy djnh ngudi than gia giao djch, ngudi yeu cau cdng chmi(
giao djch ndi chung "phii cd ning lyc hini vi din sy". Nhu v$y, cd thi ket luin rang ngudi cd nang lyc hinh vi dan sy mot phan ho$c dky dii diu cd the tham gia giao kli hgp d6ng mua bin nhi d. Tuy nhien, kll lu^n niy bi han chi bdi quy djnh sau d3>
ciia Bp lu$t dan sy: "/. Ngudi lit dit sdu luoi din chua du mudi ldm luoi khi xdc l^p. lh{fc hi$n giao djch ddn su phdi dupe ngudi dpi di^n theo phdp ludt dong y, Irii giao dfch nhdm phue vu nhu cdu sinh hogl hdng ngdy phii hpp vdi lira luoi hoac phdp lugl CO quy dinh khdc".^^^ Ben canh do, khoan 2 Dieu 20 Bp luat dan sy quy dinh;
"Trong irudng hpp ngudi lit dii mudi lam luoi den chua da mudi ldm luoi co tdi sdn rieng bdo ddm ihuc hi^n nghia vu ihi co the l{t minh xdc Ipp. ihuc hi?n giao djch ddn su md khong cdn phdi cd s^t dong j ciia ngudi dpi di^n iheo phdp lual, irit irudng hpp phdp lual co quy dinh khdc".
Nhu vay, phii chang chi ngudi cd nang lire hanh vi day dii mdi dugc xic lap va thirc hi?n hgp ddng mua bin nhi d? Qua linh thin vi ngi dung cua cac dilu luat nay, tac gii cho ring can thiet phai cd quy dinh cy thi, rd ring vl dg tudi ciia ngudi tham gia giao kit vi thyc hien hgp ddng mua ban nhi d. Theo do, nen quy djnh cu the dg tudi ciia chu the tham gia hgp ddng mua bin nha d la 18 tudi dl tao dilu kien,giao
TAP CHl LUAT HOC SO 12^0.1^
NGHIEN cCrU-TRAO DOI
kel dugc minh bach, thuan lgi, tranh duge nhiJng rkc rdi vl ehu thi vi h^n ehl duge hgp ddng vi pham do ehii thi giao kit khdng du dieu kien ve nang lyc chii thi.
Nhihig quy dinh lien quan din chii thi cd quyen mua vi sd huu nhi d tai Vi6t Nam dugc quy dinh trong Luat nhi d nhu sau:
•' /. Chii sd huu nhd a Id id chdc, cd nhdn lao Idp hap phdp nhd d; irudng hap cliu sd hiru nhd a co yeu cdu thi ca quan nha nude co ihdm quyen cdp gidy chung nhdn quyin sa hiru doi vdi nhd a cho hp.
2. Doi luang duac sa hiru nhd a Viet Nam hao gom:
u. To chuc. cd nhdn Irong nude khong phu ihupc vdo nai ddng ki kinh doanh. nai ddng ki hp khdu thudng Iru;
b Ngudi Viet Nam dinh cu a nude ngodi quy dinh tai Dieu 126 ciia Ludt ndy;
e. To chirc, cd nhdn nude ngodi quy dinh lai khodn I Dieu 125 cua Ludt ndy". '^'
Quy dinh tren la han che, khdng dap iing dupe nhu cau ngay cing lang ve nha d ddi vdi cac td chiic. ca nhan trong va ngoii nude dang sinh sdng. hpc tap, lim viec tai Viet Nam. Theo tic gia, nen chang quy dinh pham vi ddi tugng dugc phep mua vi sd hiiu nha mdt each rdng rai hon theo hudng giim cic dilu kien bat budc ddng thdi quy dinh chat che ve viec sd h&u nha la vTnh vien hoac ed thdi han phii hgp vdi timg loai ddi tugng vi khi hll ihdi han sd hiru thi phai chuyin giao cho chii the khac.
Thu hai. vl ihdi dilm ehuyin quyln sd hiiu ddi vdi nhi mua ban
Ve v^n dl niy cdn cd sy mau thuan giiia cic quy dinh trong BO luat dan sy, Luit nhi d vi Nghj dinh cua Chinh phii sd 71/2010/ND-CP ngiy 23/6/2010 quy dinh chi lilt vi hudng din Ihi hinh Luat nhi d (>Ighi dinh sd 71/2010/ND-CP), Theo Bp luat dan sy,'*** ddi vdi tai san mua ban ma phip luat quy dinh phai dang ki quyln sd hOii thi quyln sd hiiu dugc chuyin cho ben mua ke tir thdi diem hoan ihanh ihii luc dang ki quyen sd hu'u vdi lai san dd. Luat dat dai ciing quy dinh gidng Bp luat dan sy ve thdi diem chuyen quyen sii dung dat la khi ngudi nhin chuyen nhupng hoan lat ihu tuc quyen sii dung dat Tuy nhien, iheo quy dinh tai khoan 5 Dieu 93 Luat nhi d thi quyen sd hiiu nhi d dugc chuyen cho ben mua ke tir thdi diem dugc edng chimg ddi vdi giao dich ve nha d giiia ci nhan vdi nhau hoac da giao nhan nha theo thoa thuan trong hgp ddng ddi vdi giao djch ve nha ma mgt ben li td chiic kinh doanh nha d.
Sy khac nhau giiia Luat nhi d va Bg lual dan sy ve thdi diem chuyen quyen sd hiiu da gay ra nhieu khd khan trong viec giii quyet tranh chip vl hpp ddng mua bin nha d, Neu ben mua mdi chi thanh toan dugc 50% gia tn hgp ddng, viec mua bin chua hoin tat, ben ban chua nhan dii tien, chua giao nha cho ben mua ma quyln sd hiiu di dupe chuyen giao cho ben mua la dilu bat hpp li. Hon niia, mac dii hai ben da ki hpp ddng nhung neu mudn ban nhi cho ngudi khic thi ngudi mua ciing phai hoan lat Ihu tue dang bp ngdi nha rdi mdi ihuc hien duoc.
TAP CHl LUAT HQC S6 12/2012 21
NGHIEN CCfU - TRAO 001
Ngoii ra, khi xem x<;t quy djnh vc hgp dong mua bin nhi d lgi Nghj djnh s6 71/2010/ND-CP, tic gii nh&n th^y cd sy mau thuan giiia cic khoin 1. khodn 4, khoin 6 Dilu 64 Nghj djnh niy. Vl thdi dilm chuyin quyln so hiJu nhi, khoin I quy djnh li sau khi cdng chung ho$c chimg thyc. khoin 4 quy djnh sau khi dugc cap giay chimg nhan quyln sd hiiu ve nhi d, cdn khoin 6 quy dinh kc lu khi Iri het tiln mua. Chiing tdi cho rang, can thiet phii sua doi cic quy dinh vc thdi diem chuyin quyen sd hiiu nhi tai Dieu 93 Lual nhi d vi Dilu 64 Nghj djnh sd 7I/2010/Ni)-CP la thdi dilm dugc co quan nhi nude cd Ihim quyen cdp giay chimg nhan sd hChj. Quy djnh vl thdi diem xac lap quyen sd huu ddi vdi nha d nhu vay mdi thdng nhat vdi Dieu 439 Bg lual dan sy ddng thdi phii hgp vdi li luan cung nhu thyc lien da kiem chiing.
Thu ba, ve thdi ban bao hinh nha Luat nha d vi Luat xay dung cung mau thuan nhau trong vi?c quy djnh van de bao hanh nhi. Theo Dieu 29 Nghj djnh cua Chinh phii sd 209/2004/ND-CP ngay 16/12/2004 ve quin li chat lugng cdng trinh xay dyng thi Ihdi han bao hanh khdng it hon 24 thing ddi vdi loai edng trinh cip d$c biet, cip 1; khdng il hon 12 thing doi vdi cac loai cdng trinh khac. Tuy nhien, theo Dieu 74 Luit nha d thi chii dau tu cd nghTa vu thuc hien thdi han bao hinh cho chii sd hiru nhi vdi thdi gian khdng it han 60 thing... Dieu nay gay ra khdng it khd khin trong viec lua chgn ap dung phap lual vi cac
,1
ben diu muAn ip dyng cic quy djnh cd \qi^
cho minh, tir dd niy sinh mdu thuan giiia khich hing vi chii dau tu. Vi thi, cic quy djnh niy phii dugc chinh sira khan truong dl dim bio tfnh dong bg gi&a cic van bin lu^t, tao CO sd cho vi^c ip dyng va thyc thi phip lu^t dugc thong nh^t.
Thit lu. vl ten ggi cua Nghj quyet ciia Qu6chOis6l9/2008/QH12
Nghj quylt ciia Quoc hpi so 19/2008/QH12 ban hinh ngiy 03/6/2008, cd hieu lyc tir ngiy 01/01/2009 cd ten gpi; "Vl vi?c ihi dilm cho to chiic. ci nhan nude ngoii mua vi sd hiiu nhi d tai Viet Nam". Ten gpi niy khien ci nhan, td chirc Vi?t Nam hay ci nhan, td chiic nude ngoai khdng muon ban than trd thanh "thi diem". Theo uac tinh, cd khoing 10.000 ngudi nude ngoii cd kha ning, dieu ki^n de mua va sd hihi nhi d tai Vi?t Nam nhung cho den nay, so lugng ngudi da dugc sd hiiu nhi d tai Vi?t Nam cdn rat ft.
Mpt sd cdng ti dja dc cho biet tir khi ban hinh Nghj quyet cua Qude hpi so i9/2008/QH12 din nay, sd lugng ngudi nude ngoii din Urn hieu thdng tin, xem nha d de mua tang len nhieu nhung cd rat it ngudi nude ngoai tryc liep diing ra mua nhi, phin ldn hg van mua thdng qua viec nhd ngudi trong nude diing ten. Nghi quyet ciia Qudc hgi sd 19/2008/QH12 dugc ban hinh nham giai quylt nhiing vin dl niy sinh trong thyc tien, dac biet la giai quyet vin dl ngudi nude ngoii nhd ngudi khac diing ten khi mua nhi d nhung thyc te dl
TAP CHl LUAT HOC SO 12/2012
NGHIEN ciru-TRAO DOI
phan anh vin cdn nhilu ngudi nude ngoii mua nhi d Ihong qua phuang thirc nay. Nhu vay. phip luat ban hinh dl nham giii quylt nhUng van dl nay sinh trong thuc tl nhung lieu tren thyc tl nd cd thyc sy giii quyet dugc van de dd hay khdng? Day la cau hdi dang khien nhilu ngudi nude ngoai va ci nhiing ngudi Iryc tilp giai quylt vin dl nhi dit cho ngudi nude ngoii rit quan tam.
Nghi quylt ciia Qudc hgi sd 19/2008/QH12 quy djnh: "I. Cd nhdn nude ngodi quy dinh tgi cdc khodn I, 2. 3 vd 4 Diiu 2 ciia Nghi quyil ndy duac sd hiiu nhd a trong thai han loi da Id 50 ndm. ke tit ngdy duac cdp Gidy chung nhgn quyen sd hiiu nhd a. Thdi hgn nay duac ghi irong Gidy chung nhdn quyin sd hau nha a. Trong thdi hgn mudi hai thdng, ke tit khi hit thdi hgn sd hiiu nhd a lai Viel Nam, doi luang quy dinh lgi khodn ndy phdi bdn hoac ldng cho nhd a do".^^^
Quy dinh na> theo tac gia la chua hgp li bdi le khi da trao cho hp quyen dugc mua va sd hiiu nha d tiic la cho hg quyen sd huu va tat nhien se kem theo quyen chiem hiru, sit dung, dinh doal. Viec hp mudn ban, lang cho nha d thupc ve quyen dinh doal ciia hp, phap luat khdng nen cd quy djnh han che quyen nay. Mdi ihuc te sg xay ra gay nen tam li lo ngai khi ngudi nude ngoai mudn mua nha d tai Viel Nam la: Neu nhu thdi gian hp d tai Viet Nam la lau hem 50 nam, can hd chung eu ma hg sd hiru van hoin toin, CO the sii dung dupe nhung phap luat khdng cho phep hp tiep tuc d va hp phii ban nhi theo quy dinh cua phip lual thi sd tien
thu dugc tir vi?c bin nhi lieu cd dii dl hg mua can h0 chung eu mdi? Day ii quy djnh khdng hgp li, tao ra sy e ngai cho ci nhan ngudi nude ngoai khi hg mudn ki kit hgp ddng mua ban nha d tai Viet Nam.
Thir ndm. vl hinh thirc ciia hgp ddng mua bin nhi d
Khoin 2 Dilu 122 Bg luat dan sy quy djnh: "2, Hinh thirc giao djch ddn su la diiu ki^n cd hi^u l\re cua giao dieh Irong trudng hap phdp ludt co quy dinh". Nhu viy, ddi vdi cic giao djch Ihdng thudng thi hinh thirc ciia giao djch khdng dugc xem li dilu ki?n de hgp ddng cd hieu lyc phip luat, trir trudng hgp phap luat ed quy djnh, Trong khi dd, lai khoin 2 Dilu 124 Bd luit dan sy lai quy djnh: ""Trong trudng hap phdp luat quy dinh giao dich ddn su phdi dupe ihi hiin bdng vdn bdn, phai co eong chicng hode ehitng ihuc, phdi ddng ki hode xin phep thi phdi tudn theo cdc quy dfnh do".
Ddi tugng ciia hpp ddng mua bin nhi d cd gia trj ldn nen phap luat cd nhiing quy dinh chat che the hien d Dieu 450 Bp luat dan sy: "'Hap dong mua bdn nhd a phai duac ldp thdnh vdn bdn, co cong ehitng hoge ehitng ihycc. irit irudng hap phdp lugl co quy djnh khdc" Nghj quylt sd 01/2003/NQ-llDTP cung the hien nhiing yeu cau nhu 2 dieu lual ke tren. Dieu nay mudn giii thich ihem la ngudi yeu eau co quan cdng chiing.
chimg thyc phii la ngudi cd kha nang nhan thirc day dii cic van de, ngi dung ma hg cam ket trong hgp ddng. Thiet nghT cic nha lap phap nen quy dinh cu the ve do tudi va
TAP CHi LUAT HOCSO 12/2012 23
NGHIEN ciru - TRAO DOI
ning lyc hinh vi dhy dii ciia chit thi trong loai hgp dong niy.
Thir sdu. vl mua bin nhi d thu^c sd hiiu chung
Dilu 96 Lu§t nha a quy djnh vc mua ban nha d thugc sir hiiu chung nhu sau; "7.
I lec bdn nhd a ihupc .\<r huu chung hpp nhdi phai cd s\t dong y cua tdt cd cdc chii sa huu In'ing viin bdn.
Truang hi/p c6 chii sa huu nhd a thupc sa huu chung khong dong y ban thi cdc chu sa hiru nhd a ihupe sa Inru chung khdc eo quyen ldm dan yhi cdu iod dn gidi quyel iheo quy dinh cua phdp lugl. Cdc ehu sd huu nhd a thupe sa Inru ehung dupe quyin uu lien mua, niu cde ehu sd hiru nhd d ihupe sd huu chung khdng mua ihi nhd d do duac bdn cho ngudi khdc. Trudng hpp CO ehu sa hiru nhd d thupc sa hiiu chung vdng mgi md dd duae iod dn luyin bo mdt lieh ihi ede ehu sa hiiu nhd d thupc sd hiiu chung eon lgi duae quyen bdn nha a dd;
phdn gid Iri quyin sd hiiu nhd a ciia ngudi mdt lich duae xir li theo quy dinh cua phdp ludt dan su.
2. Trong Irudng hap cd ehu sd hiiu nhd a Ihupc sa hiru ehung bdn phdn quyin sd huu nhd a eiui minh thi cdc chu sd hiiu nhd a thuoc sa hiiu chung khdc dupe quyen uu lien mua: Irong thai hgn ba thdng, ki lit ngdy nhdn duac ihong bdo vi viic bdn phdn quyen sa hiiu nhd a va diiu ki^n bdn md khong CO chii sd hieu nhd a ihupc sd hau chung ndo mua ihi phdn quyin do dupe bdn eho ngudi khde. Trong tnrdng hpp vi phgm
quyen uu lien mua ihi xir li iheo quy dfn, cua phdp lu^t ddn sy".
Tic gii eho ring quy djnh niy, d§c bi^ ii doan 1 khoin 2 Dilu 96 thilu rd rang, thili cy thi trong vi?c xic djnh nhi dem ban thugi loai sd hOxi chung nio, hgp nhit, theo phli hay hSn hgp? Vi vay, rat khd trong vice xat djnh chu thi bin phan quyen cua minh bdi n^
liSn quan din vin de dinh doat va xic djnt ngudi uu tiSn mua trudc. Cho nen day li n^i dung can chinh siia de cd sy thong nhat trong cich hilu vi ip dyng phip luat.
Hgp dong mua bin nhi d li mpt trong nhOng can eii chii yeu lim phit sinh quyln sd hiiu nhi ciia ca nhan ciing nhu ciia hg gia dinh. Myc dich hgp phip cua cac chii the khi tham gia va thyc hien hgp ddng nay ta nham chuyen quy^n sd hiiu ciia ben bin sang cho ben mua. De ben mua xac lap dugc sd hiiu ctia minh ddi vdi cin hp hoic ngdi nhi tuong img vdi khoin tien ma hp tra cho ben bin thi quy djnh ctia phip luat can thiet phii chSI ch6, rd ring, de hieu. Tir dd, mdt mat dam bao quyen vi Igi ieh hgp phip cho hg, m$t khic dim bio dugc sy dn dinh ciia cic giao djch vc nhi d trong dd cd giao dich ve mua bin nha./.
(1) Xem: Dilu 14 B$ lugt din sy.
(2),Xem: Khoin 1 Dilu 20 BO lu$t din sy. i j ^ (3),Xem: Dilu 9 Lu$t nhi a.
(4) Xem: Khoan 2 Didu 439 8$ lu^t dan sy.
(5),Xem: Dilu 4 Nghj quylt ciia Qu6c h^i so I9/2008/QH12 ngiy 03/6/2008 vl vi^c thi didm clio t6 chCrc, ci nhin nu6c ngoii mua vi scr hihi nhiatfi Vi§t Nam.
TAP CHl LUAT HOC SO 12/20.1,2
