KINHTE-XA HOI
THITRUdNG B A T D O N G SAN:
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CAN HOAN T CHiNH S A ^
VA MINH BACH DE PHAT TRIE
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Nguyen Van Chinh*
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rong nhiing nam trd lai day, thi trudng bat ddng san ngay cang khing dinh vi tri ciia minh trong nen kinh te. TTBDS ciia Viet Nam trd nen hap dan, do cd su ket hgp eiia nhieu yeu td tich cue. Ben canh tdc do tang trudng kinh te manh me trong vdng 10 nam qua va dia vi thanh vien Td chiic Thuong mai The gidi (WTO), Viet Nam cdn cd mdt cau true dan sd tre d mue eao. Nhiing yeu td nay thiie day manh me qui trinh dd thi hda va lam tang kha nang ehi tra ciia ngudi dan, gdp phan duy tri va thiie day tdc do tang trudng kinh te manh me hon.Tuy nhien cho den nay, TTBDS van bi coi li thi trudng tiem an nhieu riii ro. Sd dl nhu vay la vi nhirng chinh saeh quan ly thi trudng cdn nhieu bat cap.
Thi trudng bat ddng sin ndi ehung ludn gin ket va chiu tie ddng tii nhiing co che, ehinh sieh ciia nha nude. Trong dd, vdi tu each la bd luat dieu chinh ve eae van de lien quan den dat dai, tu trude den nay, Luat dat dai ludn la nen tang phap ly gay anh hudng sau rdng nhat den thi trudng nay.
Trai qua nhieu lan didu ehinh, Luat dat dai da phat huy \ai trd nhat dinh trong viec tao nen khudn khd phip ly trong Unh vuc bat ddng san. Tuy nhien, gan 10 nim sau khi duge siia ddi nam 2003, bd luat nay
da bde Id mdt sd bat cap, trd nen lac hau so vdi tdc do phat trien manh me eiia thi trudng. Hang loat cac nghi dinh, thdng tu dua ra de bd sung vd hinh ehung da lam cho mat bing chinh sich thieu tinh dn dinh va nhat quan, khien thi trudng khdng the' phat trien mot cich minh bach va ben viing.
Tai cudc Hgi thao: "Chinh sdch ddt dai voi thi trudng bdt dong san" do BgTii nguyen va Mdi trudng td chiic mdi day, nhieu y kien ciia cae dai bie'u ehii yeu xoay quanh nhung bat cap can dieu chinh, siia ddi de hudng tdi su phat trien ben vimg, minh bach eho thi trudng nha dat vi nhiing bd sung can thiet de eho ra ddi Luat Dat dai mdi vio nam 2013.
Trong dd, cac van de lien quan den tten sii dung dat, ma eu the la eae qui dinh ve quyen sii dung dat trong Nghi dinh 69 van la mot ndi dung dugc nhieu doanh nghiep quan tam. Trao ddi ve nhirng bat cap xung quanh van de nay, dng Le Ngge Tii, Giam doc Cdng ty Phat trie'n nha Binh Dan bge bach: "Tdi cd mdt du an tai dinh cu dang gap khd do vudng quy dinh thu tien sii dung dit 100% theo gii thi trudng.
Vdi du an niy, neu ban het cung chi thu ve ca vdn lan Idi la 70 ty ddng. The ma, theo Nghi dinh 69. chiing tdi phai nop tien sii dung dat len den 57 ty ddng, tinh them cic khoin vay khie, thi khdng nhung chiing
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tdi khdng the thu ve ddng nao ma edn Id nang. Con sd nay qua that vugt qua kha nang eiia doanh nghiep Thue te, khi thuc hien mdt du an, viec giai tda, den bii khdng don gian, doanh nghiep thudng phai mua dat theo gia thi trudng, tien den bii thda thuan timg m' dat vdi gia eao hon nhieu lan so vdi khung gia nha nude. The nhung, khi khau tru eho doanh nghiep, nha nude ehi ap dung theo khung quy dinh.
Theo dng Nguyen Van Due, phd giam dde cdng ty dia dc Dat Lanh, dieu nay se bdp chet nhieu doanh
KINHTE - X A HQll nghiep, day gia san pham len eao gay thiet cho ngudi dan, va eo quan quan ly eung chang duge Igi gi, bdi doanh nghiep khdng thue hien dugc du an thi khdng lay dau ra tien nop thue... Ndi each khae la "thiet don thiet kep".
Theo mot sd phan anh, khdng chi gay khd eho doanh nghiep, qui dinh ve tien sii dung dat hien nay eiing cdn tdn tai nhung diem thieu cdng bang. Ong Le Chi Hieu, Chii tich HDQT Cdng ty cd phan Phat trien nha Thii Diic de cap den viec thu tien sii dung dat ddi vdi cdng ty lien doanh. Hien nay viec nop tien siidung dat cac cdng ty lien doanh cd nhu cau thue dat de dau tu xay dung nha cho thue bi bat huge phai ddng tien sii dung dat mdt lan. Nhu vay, doanh nghiep lien doanh phai bd ra sd vdn qua ldn so vdi suit dau tu, nhieu du an vi the khdng thuc hien ndi.
Ben eanh dd, eae nha dau tu cdn gap phai nhung khd khan khae nhu: yeu cau cac nha dau tu tham gia vao thi trudng bat ddng san phai hoan tat cac mdng cdng trinh xay dung, quy trinh cap Giay phep ve quyen sd hiru, sii dung dat cdn phuc tap, gay thiet hai ca ve thdi gian va tien bac cho cae nha dau tu. Trong qua trinh thuc thi, nhiing quy dinh d cae cap khac nhau chua dugc nhat quan hoan toin.
Ve quy hoaeh va khoanh vimg, chua cd nhirng chuan hoa de mgi ngudi deu tiep can dugc vdi thdng tin ve quy hoaeh va quan diem cua co quan quan ly. Hien tai, ehua cd hudng dan rd rang ve mdt sd ndi dung nhu: mat do dan cu, suhinh thanh quy hoaeh ddi vdi Id dat de cac nha dau tu lam can eii de quyet dinh dau tti.
Theo du bao ciia nhieu ehuyen gia, thi trudng bat ddng san eua Viet Nam se tiep tuc phat trien trong eae nam tdi, de thi trudng phat trien lanh manh, cac dai bieu kien nghi:
Cac van ban ciia Chinh phii va cic co quan chuyen mdn cd lien quan den van de bat ddng san nhu: Bd Tai nguyen va Mdi trudng, Bd Xay dung, BoTai chinh, Bd Ke hoaeh va Dau tu can the hien su chii ddng xay dung v i phit trien thi trudng bat ddng san, trong
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I K I N H T E - X A H Q I
dd cd quyen sii dung dat. Quyen sii dung dat phai dugc thuc hien nghiem d viing dd thi va virng quy hoaeh de phat trien dd thi, vi dd la nhirng vung rat
"nhay cam" v i dem lai gii tri kinh te cao. Tiep tuc md rdng quyen cho ngudi sii dung dat, nhu cac ho gia dinh, ca nhan dugc phep cho td chiic nude ngoai thue dat.
Tiep tuc cai each hon niia cic thii tuc hanh ehinh lien quan den dat dai, dae biet la thii tuc giao dat, cho thue dat ddi vdi cac nha dau tu. Dieu ehinh mot sd ndi dung trong quy dinh ve giai phdng mat bang, bdi thudng, hd trg, tai dinh eu; die biet la thdi han cdng bd cdng khai phuong an. Tiep tuc hoan thien cac co che tai chinh, tim cae ngudn vdn hd trg eho cic nha dau tu dugc vay vdi lai suat uu dai va dai han, hoan thien cac quy hd trg dau tu, eai each cac thii tuc cho vay, hd trg eae du an dau tu trong Unh vuc phit trie'n thi trudng bat ddng san.
Hoan thien va md rdng san giao dich bat ddng san de nd thue su trd thanh diem hdi tu ciia cac nha dau tu phat trie'n thi trudng bat ddng sin, cic nha kinh doanh bat ddng san va ngudi tieu dung, gdp phan lanh manh hoa thi trudng bat ddng san,
Trong dai han, Nha nude ludn ludn phai giii vai trd chii dao trong phat trien thi trudng bat ddng sin, ehii ddng dieu tiet gii dat trong thi trudng bing quan he eung - eau ve dat. Cu the la:
Chinh phii can sdm hoan chinh he thdng phap luat ve bat ddng sin bao dam ddng bd, thdng nhat, xay dung hoan chinh khung phap ly de' de dang ehuyen bat ddng sin thanh vdn dau tu. Hoin thanh he thdng dang ky bat ddng san, cap Giay chiing nhan ve bat ddng san thdng nhat, minh bach boa viec Nha nude giao dat, cho thue dat cung nhu tinh toin bdi thudng, hd trg, tai dinh cu khi N h i nude thu hdi dat.
Day nhanh tien do xay dung lai he thdng thud ed lien quan den dat dai, bao dam ddng bd vdi qua trinh ddi mdi ehinh saeh dat dai, tao eo che thu hiit manh vdn dau tu xay dung kinh doanh bat ddng san. Ho trg eho cac nha dau tu de dua nhanh bat ddng san cdn dang ddng bang vao thi trudng de ting cung, die biet la eae nha dau tu ed nang lue thuc sy.
Cd bien phap kich cau hgp ly ddi vdi thi trudng nha d cho ngudi cd thu nhap thip, ngudi thudc dien duge uu dai; tao sue canh tranh cho thi trudng bat ddng san trong nude so vdi thi trudng khu vuc, ed siic hap dan cac nha dau tu.
Hoan thien bg may td chuc quan ly dat dai. Tao eo che thue thi nghiem p h i p luat d mgi cap, mgi dia phuong, thuc hien ed hieu qua cdng tie thanh tra, kiem tra viec thirc thi phap luat. Cac co quan chirc nang nha nude phai chiu trach nhiem ddi vdi cae boat ddng nhu: do dac lap ban do de xac dinh duge hd so dia chinh ve dat va danh ba phai dang ky bat ddng san; theo ddi sybien ddng eiia dang ky dat dai va cap nhat cac thay ddi;
lam cie thu tuc ve xic nhan quyen sii dung dat dai cho ngudi sii dung dat; giam sat kiem tra viec sii dung dat va thuc hien cac quyen theo quy dinh ciia phap luat; tham dinh gia dat, tinh thue va quin ly ve van de xay dung.
Nhimg chinh sieh, quy dinh se la nen tang quan trgng thiie day thi trudng ngiy eing minh bach, ben vung hon. Hy vgng, vdi viec tiep thu cac y kien ddng gdp ciia cac chuyen gia trong ea nude, Luat dat dai mdi, du kien hoan thanh vao nim 2013 se cd sy dieu chinh nham mang lai hieu qua tdt hon eho thi trudng nha dat.B
* Phd trudrng phong. Vdn phimg VCCI
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