HGHI£H Clin • TRAO s6t
BAN VE VIEC NHAN THE CHAP QUYEN SU DUNG DAT KHI DAT DANG TRONG QUY HOACH
NGO VAN LU'OfNG*
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ac Ngan hang thuong mai hoat dpng vdi muc dich kinh doanh de tim lpi nhuan. Ngdn hang thuang mai cho vay vfln de san xuat kinh doanh, dau tu hoac tieu dimg. Khi den han, ngudi di vay phdi hoan tra vfln va tien lai. Khi eho vay thi miic dp nii ro rdt Idn, bdi viec khong thu hfli dupc vfln vdy hoac ngudi vay tra khong het hoac khflng diing han do nhieu nguyen nhdn chii quan hoac khach quan. De bao dam dupe lpi nhudn cho nen cdc ngan hang thuang mgi rat chii trpng den khd nang thanh toan cua ben vay.Trong thyc tien, co nhieu tmong hpp cac To chiic tin dyng hay cac Ngan hang thuong mai thuong ne trdnh khi thay vi8c thu hfli vfln vay kho khan. Dien hinh nhu quyen sii dyng dat trong dien quy hoach xdy dyng, ddy la tdi san dupc thi chip de vay von, nhung hien nay ngudi cfl quyen sir dyng dat dang trong quy hoach se gap rit nhieu kho khan trong viec the chap de vay vfln. Vi vdy, chiing toi mufln trao dfli them ve thye trang viec nhgn the chap
(1) Tructc ngay 01/7/2014 la Dieu 50 ciia Lu^t Dat dai nam 2003.
(2) Do Lu?t Dat dai nam 2013 co hi^u lyc ngay 01/7/2014 thay the cho Lujt Dit dai nam 2003 n6n npi dung bai viet de c^p song song cac quy dinh ciia cd hai vSn ban ntly.
quyln su dyng ciia cdc tfl chirc tin dung va ngan hdng ddi vdi tdi san the chap Id quyen sii dung dit, dang trong dipn quy hoach xay dyng, qua do dua ra mpt so de xudt kien nghi dl hoan thien he thflng phdp ludt.
Dilu 322 Bp luat Dan sy nam 2005 quy dinh vl quyen tai sdn dung de dam bao thyc hien nghia vu dan sy: "Quyen su dyng dat dupc dung de dam bao thyc hien nghTa vy dan sy...". Mat khac, quyen sir dyng ddt dupc tham gia thj truong bat dpng sdn theo quy dinh cua phdp ludt ve dat dai (theo diem b khoan 1 Dieu 6 Lugt Kinh doanh bat dpng san nam 2006). Nhu vay, ban chat quyen sir dyng ddt Id mpt quyen vl tai sdn.
Khi CO dii dieu kien quy djnh tai Dieu 100, 101 cua Luat Dit dai nam 2013(0 thi ngudi su dung dat cfl dupc quyln su dyng ddt(2).
Tren thyc te, cfl hai truong hpp xdy ra phfl biin: (1) Thii nhit, ddt da dupc thi chap tai ngan hdng, sau do bj quy hoach;
(2) Thii hai, ddt dang trong quy hogeh va ngudi sir dung dit gap khfl khan khi thi ehap vay vfln tgi ngan hang.
Tu Ludt Dit dai nam 1993, din Ludt Dat dai nam 2003 va Lugt Ddt dai hien hanh thi nguoi cd quyln su dung dit dupc
Vien kiem sdt nhdn ddn huydn Cao Lanh, tinh Ddng Thdp.
Tap chi ^ 3 8 I KI^VISAT^^S6l8(thang»2015}
NGHI£H CtiV - TRAO D6I
the chap quyen sii dyng ddt tai ngan hang hay cdc tfl chiic tin dung de vay v6n(3).
Theo Dilu 188 Ludt D i t dai nam 2013 thi ngudi cd gidy chiimg nhdn quyen sii dung ddt (Cjidy CNQSDD), quyln sd hiiu nha d va tai sdn khde gdn lien voi dat; dit khflng cfl tranh chap; quyen sir dung dit khflng bi ke bien de bdo ddm thi hanh dn; trong thdi hgn su dyng ddt, cfl quyen the chap quyen sir dyng d d t Neu thieu mpt trong bfln dieu kien tren day thi viec the chdp quyen su dyng ddt Id khflng diing p h ^ Iuat.
Luat Ddt dai nam 2013 ciing da quy djnh ede tfl chiic, cd nhan dupc cdp quyen sii dyng dat cfl quyen the c h ^ quyen sii dyng dat d cdc Dilu 167, 175,176,183...). Dilu nay cfl nghTa la cho den nay phdp lugt dit dai vd p h ^ ludt dan sy quy dinh nguoi co quyen sir dyng ddt khi hfli dii cdc dieu kien tren thi co the the c h ^ quyen sii dung dit de vay vfln.
Lugt khflng quy djnh ro loai ddt ndo khflng dupc the chdp, nhung cfl the hiflu rang nhung tnidng hpp khflng thupc truong hpp khflng dupc the c h ^ thi se dupe the chip; trong eac quy dinh ndy khong hgn che quyen the chdp dfli vdi dit dang trong quy hoach.
Tuy nhien, tren thyc tien mac dii phdp Iuat cho phep, nhung ngudi sir dung ddt van gap khd khan thi thuc hien vipc the chdp dfli vdi cdc Ioai ddt nhu: Ddt chua hodn thanh nghTa vy ngdn saeh voi Nhd nudc, ddt dang co tranh chdp ve tdi sdn tren dit, ddt dang trong dien quy hoach.
Trong hogt dflng tin dyng, Thflng dflc Ngdn hang nha nudc da ban hanh Quyet dinh so: 217/QD-NHI ngay 17/08/1996 v l the chap, cam cd tdi sdn vd bdo Idnh vay vfln ngdn hang, trong dd quy dinh viec cho
vay the chap quyen su dyng dat, nhung hgn che cho vay mflt sfl trudng hpp Id dat trong quy hogeh xdy dung cua nhd nu&c thi khflng dupc the ehap vay vdn*'*) {quy dinh ndy dd hit hieu luc). Ngdn hang nhd nuorc da ban hanh Quylt djnh sfl I627/2001/QD- NHHN ve viec ban hdnh Quy che cho vay ciia tfl chue tin dyng vdi khdch hdng, sau hai Ian siia dfli, bfl sung (Quyet djnh sfl 127/2005/QD-NHHN vd Quylt djnh sfl 783/2005/QD-NHHN), vdn khflng d l cap den viec nhdn the chap trong truong hpp dat thupc dien quy hogeh. Thflng tu sfl 07/2003/TT-NHNN ngay 19/05/2003 ciia Ngdn hdng nhd nudc huong dan thyc hipn mflt sfl quy dinh ve bao ddm tien vay ciia cac to chuc tin dyng, dd chi ro ve tdi sdn the ehap:...Gid trj quyen su dyng ddt md phdp ludt ve ddt dai quy djnh dupe the chapt^).
Dieu ndy dd cy the quy dinh eiia phap ludt ddt dai la quyen sir dyng ddt khi quy hoach vdn dupc the ehdp vay tifln tir ede tfl chdc tin dyng. Nhung tren thyc tiln thi da sfl ede ngdn hang deu tu chfli nhdn the ehdp quyen sir dyng ddt trong trudng hpp ddt thupc dien quy hoach tren eo sd quy djnh npi bp de ban che thdp nhdt rui ro. Cdc tfl ehiic tin dyng vd cdc ngdn hdng thucmg mai khflng nfli rd nguyen nhan Id ddt dang thupc dipn quy hoach, nhung bdng nhieu cdch khde nhau, ben cho vay deu ttr choi cho vay.
Da sfl nguoi co quyen sir dyng ddt deu mufln the chap vay mdt ngufln vfln de phdt trien kinh te, nhung khi phan dit tiiuoc dien quy hogeh thi ngudi cfl quyen su dung ddt gap kho khan, dac biet, khi quy hogeh da
(3) Xem khoan 1 Dieu 177 Luat Dat dai nam 1993;
khoan 1 Di^u 106 Lu^t Ddt dai nam 2003 va khoan 1 D i ^ 170 Lii|lt Dit da! nam 2013.
(4) Xem myc 25 5 QuySt dinh so: 217/QD-NH1 ngay 17/08/1996 vc the chip, cim co tai san va bao lanh vay von ngan hang.
(5) Xem diem b.2.21 Thong tu 07/2003m'-NHNN ngay 19 thang 05 nam 2003 cua Ngan hang nha niroc.
, Tap chi SdWWangiWOlS^KIEM SAT I
NGBltaf CAV - TMO D ^
qua ba nam "quy hogeh treo" thi nhiing khfl khan phdt sinh edng nhieu dfli voi nguoi dan co nhu cdu vay vfln:
Thir nhdt, neu trong qua trinh tham djnh cho vay vfln, biet dupc phan ddt dy dinh the chap nam trong quy hogeh thi ngdn hang hay tfl chirc tin dyng se tii chfli nhan the chdp. Dieu do cho thay, khi cfl quyen sir dyng ddt vd co du cdc quyen nhu cdc dfli tupng khde, nhung ngudi co ddt thupc dien quy hoach bj ban che quyen vd chiu nhieu thiet thfli khi khflng dupe vay vfln.
Thir hai, khi ddt da thi chip cho ngdn hdng, sau dfl bj quy hogeh trong tiidi gian vay, vdy khi den hgn tra, ngan hang hay tfl chiie tin dung se gidi quyet nhu the ndo?
Mpt sfl ngdn hdng hay cac tfl chue tin dyng tiep tyc cho vay, da lien hp vdi tfl chiie phat trien quy ddt de thong bao vipc nhdn the chap vd yeu cau boi thudng khi cd mgt dgi dien cua ngan hdng hay ede tfl ehiie tin dyng.
Gidi phdp ndy da mang Iai nhilu thudn Ipi cho ben the chdp eiing nhu ben nh^n the chap (ddm bdo von gidi ngdn tflt vd thu hfli ngufln vfln cho ben nhdn the chip, ngudi co quyln sir dung ddt cfl dieu kipn tiep nhan duoc ngufln vfln de thyc hien dy an ciia minh).
Trong khi do, neu ngdn hdng cflng nhu cdc tfl chiie tin dyng tilp tyc cho vay, nhung ben thi chap khong thyc hipn diing hpp dong, sau khi efl phdn quylt cua Tda an thi Co quan Thi hanh dn van tfl chirc thi hanh dn "Phdt mai quyen su dyng dit thi chap" cho ben nhdn thi chip. Dilu 110 Ludt Thi hanh dn ddn su ndm 2008 quy dinh vl quyln su dyng dit dupc ke bien, bdn diu gid dl thi hdnh dn: "Chip hdnh vien chi ke bien quyen su dyng dit cua ngudi phdi thi hanh dn thupc tmong hpp dupe chuyen quyln sii dung theo quy dinh cua phdp ludt ve dit dai.
Ngudi phdi thi hanh dn chua dupc cip giiy chiing nhan quyen su dyng dit ma thuoe trudng hpp duoc cip giiy chiing nhgn quyln sir dung dit theo quy djnh cua phap Iuat ve dat dai hogc thupc dien quy hogeh phdi thu hoi ddt. nhung chua co quyet dinh thu hoi ddt thi vdn dugrc ke bien, xir ly quyin sir dung ddt do ".
Quy dinh tren da khang dinh neu quyen su dung dit chua cfl quyet dinh thu hoi ddt thi van dupc thi chip thi hanh nghTa Id vdn dupc chuyen nhupng, vdn dupe phdt mai thi hanh dn de thu hfli vfln cho ben nhgn the chip, thi nhung cdc ngdn hang hay tfl chiie tin dyng rdt ban che eho vay khi biet ddt thupc dien quy hoach.
Dfli vdi trudng hpp ngdn hang hay cdc tfl chiic tin dyng khong tiep tyc cho vay.
Tmong hpp nay xdy ra hai khd nang: Mgt Id, dfli vdi ben the chdp quyen sir dyng dit se bj dnh huong Idn den ngufln vfln boat dpng kinh te. Neu ben the chdp chua thi trd tiln vay thi ngodi viec chju lai suit qua han, dua vao dien np xdu, dan din kho thyc hien cac quan he giao dich dan sy, kinh te ve sau; hai Id, neu biet ddt thuoe dien quy hoaeh, khflng biit ngdy nhdn tiln bfli thuong, hfl trg, nlu trd cho ngdn hdng hay cdc tfl chiic tin dyng md khong dupc vay lgi thi ben thi chip mgc nhien chju Iai suat qud ban dl ndm giii sfl vfln da vay. Trong khi dfl ben thi chip phdi chd din khi co quan eo tiiim quyln chi Ud tiln bfli thuong dit nhu da vien ddn tren. Tir do lam cho ngufln np xiu ciia ben nhdn thi chap ngdy mot nhieu hon, dnh hudng din boat dflng kinh doanh cua doanh nghiep, tfl chiic ndy.
Ben cgnh do, phdp ludt khflng cdm vipc chuyen nhupng quyln sir dyng dit khi dit bj quy hogeh. Tuy nhien, trong tiiuc tien, nhieu trudng hpp dit ti-ong dien quy hoach
j Tap chi
4 0 I KIEM SAT_ySol8(IIA»g»2015)
NGHlfiN cull - TRAO D6I
khflng chuyen itiiupng do gap khfl khan trong giao dich. Thuc te eho thiy, it ngudi ndo mong mufln nhan chuyen nhupng mpt thiia dit trong phgm vi quy hogeh treo vd bi han c h l mot sfl quyln v l d i t dai vd xay dyng dfli vdi thiia d i t do. Vi vdy, khi bdn dn eua Tda an co hipu lyc, ngdn hang ciing nhu cdc tfl chirc tin dyng van khflng thu hdi dupe ngufln von cua minh, cho d i n khi ben phdi thi hdnh an ty nguyen thi hdnh hay dipn tich ddt the ehap duoc bfli thudng.
Trudng hop keo dai thoi gian bfli thuong, se ddn den ngufln von thu hfli khflng dam bdo Ipi nhudn, day chinh la nguyen nhdn ma cdc tfl ehire tin dyng vd ngan hang khflng mufln thye hien hpp dong nhan the chdp quyen su dyng dat khi dat trong dipn quy hoaeh.
Tu thuc tien da phan tieh d tren, chiing tfli dua ra mflt sfl de xudt nhdm thdo gd khfl khdn trong viec the ehdp quyen su dyng ddt dang trong quy hoach va hodn thien quy dinh cua phap lugt ti^ong ITnh vye nay nhu sau:
Mgt Id. quyen sir dyng ddt duoc cap theo trinh ty lugt djnh, khi the chap ngan hang hay cdc to chirc tin dyng thi ngudi cfl quyln su dyng d i t da giao giay chiing nhgn quyen sii dyng ddt eho bdn nhgn the chap<^), do do khi bfli thudng thi phdi cfl gidy chung rtiian quyen sir dyng ddt, nhu vdy phdi co mat dai dien cua ben nhan thfl chip. N I U nguoi co quyen sir dyng dit khflng tihdn tiln d i n bu thi Idm thu tyc giao cho ben nhgn the chdp, phin cfln lgi giii ngdn hang cho ben the chap theo quy djnh.
Thie hai, tiieo Dilu 112, Dilu 114 Ludt Dit dai nam 2013, viec xde djnh gia boi thudng khi Nhd nudc thu hoi ddt do Uy ban nhdn dan cdp tinh quyet dinh gid cy the theo thoi diem ban hdnh quyet dinh bfli thuong.
ho trp, tdi djnh cu. N l u quy djnh ndy duoc thuc hien nghiem tiic bang cdc van bdn hudng dan cu the thi se hgn che ve nii ro cho ben nhgn the chap. Hon nira, Lugt Dat dai nam 2013 efln quy dinh "Trong tiioi han 30 ngdy ke tii ngdy quyet dinh thu hdi ddt eiia CO quan cfl tham quyen co hieu lue thi hdnh, CO quan, tfl chuc cfl trdch nhiem bfli tiiuong phai chi trd tiln bfli thuong, hfl trp cho nguoi cd dit bj thu hoi^'C^). Tmdng hop chgm chi trd thi phdi thanh todn them khoan tien cham nop theo quy dinh ve qudn ly tiiue tinh tren sfl tien chgm trd vd tiioi gian chdm tra(^).
Trudc het, Chmh phii can ban hdnh N ^ dinh huong dan thuc hipn ve viec the c h ^ quyen su dung ddt trong tmdng hpp ddt thupc dien quy hogeh. Ben canh do, can co nhung hudng dan ey the hon ve trudng hpp tfl chuc phdt trien quy dat ehii dflng nhgn chuyen nhupng quyen su dyng dat cua cac ^ chiic, hp gia dinh, ed nhdn theo khoan 2 Dieu 5 Nghi djnh sfl 43/2014/ND-CP ngdy 15/5/2014 cua Chinh phii Quy djnh chi tilt thi hdnh mflt sfl dieu cua Ludt Dat dai(^).
Thdng dflc Ngan hdng nha nude vd Bp Tai nguyen vd Mfli tmong cdn ban hdnh thflng tu lien tich hudng ddn thye hien phfli hpp giu'a ngdn hang vd cdc tfl chiie tin dyng vfli Trung tam phdt trien quy ddt d dia phuang yong viec nhgn chuyen nhupng quyen sii dyng dat ciia nguoi dan co dat nam trong quy hogeh, ke cd quy hogeh treo cd nhu cdu nhan bdi thudng som de tiianh todn cdc khodn np do the chap ngdn hang.*
(6) Dieu 717 Bp lu^t Dan s\f nam 2005.
(7) Khoan 1 Dieu 93 Lu^it Dit dai nam 2013.
(8) Khoan 2 Dilu 93 Luat Dit dai nam 2013.
(9) Xem them Dieu 2 Thdng tu lien tjeh so OI/20IO/TTLT-BTNMT-BNV-BTC ngay 08/01/2010 ciia Bg Tai nguyen va Moi trurdng - B§ Noi vu - BQ TAi chinh huong din vl chiic nang, nhi^m vu, quyln Imn, co cau t6 chiic va CO che tai chinh cua Td chiic phat trien quy dat thi t6 chiic phdt tnin quy dat.
, Tap chi So18(thang9!«n5)V_KIEMSAT I
