D A N G K Y QUYteN S6 HOU C A N H O CHUNG CU THEO YEU cAu vA M O T S 6 KI^N NGHI
NHAM HO AN T H I $ N P H A P LUAT
DANG PHVOC THONG Tg.p chf Khoa hgc phap ly Vi$t Nara, D91 hgc Luat TP Hb CM Minh Vietnamese Journal of Legal Sciences, Hb Chi Minh City Umversity of Law Email: [email protected]
T o m tat
Cdn hd chung cu la m^t dang tai sdn c6 hiin trgng v4t If gdn liin vdi ddt dai, nhung quy'in ndng ndm gia dupc chia se giaa chd sd httu cdn /j(3 vdi chii ddt. Mgc dii chii sd htiu cdn hd co su ddc Up vi quy'in dinh dogt tai sdn nhung hg van chiu sa rang hudc vdi chu ddt thdng qua cO chd d'dng sd huu vi quyin. Bdi viit tip trung lam ro ba ndi dung: (i) quy dinh hiin hdnh vi quyin sd httu cdn hd chung cu; (ii) ca chd ddng ky quy'in sd httu cdn hd chung cU theo quy dmh ciia phdp luit Viit Nam vd tham khdo phdp ludt mdt sd qudc gia nha Phdp, DUc; (iii) mdt sd bdt cdp trong quy dinh phdp luit vi quyin sd httu cdn hd chung cu vd kii'n nghi hodn thiin.
Ttt k h o a : ddng fey quy'in sd httu, cdn hd chung cU, ddng ky theo yiu chu, ddng ky thi sdn, nhii chung cU, quyin ddi vdi tdi sdn, Di'iu 214 Bd ludt Ddn sy ndm 2015 Abstract
Apartment is property which has a physical status attached to land, but the right to hold is divided between apartment owners and land owners. Even though apartment owners have the right to determine the property, their right is limited by the co-owner mechanism. This paper focuses on the three points: (i) the current regulation about the right to own apartments; (ii) the mechanism to register the title to own apartments in accordance to the regulation of Vietnamese Law in comparion to the law of several other countries such as France, Germany; (iii) some shortcomings of Vietnamese regulation related to the ownership of apartments and propositions for improvement.
K e y w o r d s : register the title, apartment, register following requirement, register property, apartment building, rights to property, Article 214 ofthe 2015 Civil Code Ngay nhan bai: 10/01/2020 Ngay duy6t dang: 10/3/2020
1. Q u y dinh v6 quyfen sd hflu can hd c h u n g cil
Q u y dinh vfe sd hflu can hO chung cU 6 Vifet N a m hifen nay dttdc difeu chinh bdi Luat D i t dai nam 2013 va Luat N h a d n i m 2014. C u thfe:
T h e d Luat D i t dai n i m 2013 thi trdng phan d i t dung dfe xay dung nha c h u n g cU, chd sd hCfu c i n h d chung cti sfe cd p h i n difen ti'ch dit thudc quyfen sd dung chung vdi cac chd sd hflu can hd chung cil. Quyfen sd d u n g dat nay la "quy'in sU dung chung theo phdn khdng thd phdn ehia. Tf li
38 TAP CHi KHOA HOC PHAP LY V1$T NAM s 6 03 (133)/2020 phdn quy'in sU dung ddt duac tinh bang tj li diin tich cdn hd chia cho tdng diin tich sdn ciia ede edn hd trong nhd ehung eu. Viic sU dung vd dinh dogt ddi vdi quy^n sii dung ddt khu ehung cu do da sd ngU'Pi chidm tf li ph'dn quyen sd dmg ddt quydt dinh nhung phdi phuc vy lpi ieh ehung eiia edng d'dng vd phii hpp vdi quy dinh cUa phdp lugt".'^ N h n vay, chd sd h a u can hd ddi vdi phan dien dch dit sd dyng chung cd quyfen: "... dupe edp Gidy ehUng nhgn quyin sd dung ddt, quy'in sd hUu nhd d vd tdi sdn khde gan Win vdi ddt dd'i vdi diin tich ddt sU dung ehung quy dinh tgi Diem a Khodn ndy theo th'oi hgn dn dinh Idu ddi; diin tich edn hd dupe xde dinh theo hpp d'dng mua bdn edn hd".^
T h e o khoan 3 Difeu 3 Luit N h a d n i m 2014 thi nha chung ct£ la
"nhd ed tU 2 tdng trd lin, eo nhi'iu edn hd, ed ldi di, cdu thang chung, cd ph'dn sd huu riing, phdn sd httu chung vd hi thdng edng ttinh hg tdng sd dung chung".
T h e o dd, ddi vdi p h ^ quyfen sd hi3u cin hd chung c\i thi cd sU phan bifet; "phdn sd huu riing trong nhd ehung cu"^ va "phdn sd huu chung ciia nha ehung eu".'*
T h e o p h i p luit eda C o n g hda Phap thi quyfen sd hCu can hd cung dii0c xem la mot dang quyfen ddi v6i bit ddng san. Tnidc diy, Bd luit D i n su (BLDS) Phap nam 1804 chi cd mdt difeu khoan danh rifeng cho he thd'ng cac khdi can hd va chia tach theo cac tang (Dieu 664), dd la quy dinh gidp gia tang tai san thudc quyfen sd hi3u rifeng bifet cCia tti nhan. Tuy nhifen, sU bung nd cua vifec xiy diing cd sd ha tang vfe nha chung cu lam phit sinh nhu cUu din tao ra su rang budc lin nhau giUa cac chd sd hUu can hd thdng qua quyfen sd hUu chung nfen Dieu 664 da khdng cdn tUdng thich va bi bai bd. C i c quy tic vfe ddng sd hau sau dd da nay sinh td thuc tifen va dua vao cac difeu khoan trong Nghi dinh ve mifen thue tai san 15 nam ddi vdi tda nha mdi xay dung hoic khdi cin hd dfe d ban hanh ngay 2 8 / 6 / 1 9 3 8 . Kfe't qua la tinh trang dbng sd hau dUdc ap dyng cho tat c i cac manh di't da x&y dUng... trong dd nd dUdc chia ra cho nhifeu ngudi n i m giCf theo tting p h i n dit, bao gbm mdt phan dit thudc sd hUu rifeng va mdt p h i n dit n i m trong sd hau chung. Difeu nay cd nghia chd sd hCu cin hd la chd sd hUu neng cua l6 dit cua minh ddng thdi la chu sd hOu chung cua tda nha, tUc la sd hau ca dit dai, phan ' Di^m b khoan 3 Di&u 49 Nghj djnh sb 43/2014/ND-CP ngay 15/5/2014 ciia Chinh phA quy dinh chi tifft thi hanh mfit sb difeu ciia Lu^t Dit Dai (duoc sila dbi, bd sung bbi Nghj djnh 01/2017/ND-CP). Sau day ggi tat la Nghj dinh sb 43/2014/ND-CP.
- Di^m c khoan 3 Difeu 49 Nghi dinh sb 43/2014/ND-CP.
^ Khoan 15 Difeu 3 va khoan 1 DiSu 100 Lu^t N h i d nam 2014 vfe pbSn sd hCu nfeng c6a nha chung cU: "Idph^n diin lich bin trong cdn hf hode bin trong phdn di^n tich khac trong nhd chung cu daoc cdng nhdn la sd hau riing cua cbii s6 hflu nhd chung cu vd cdc thift hi sit dung riing ttong cdn hd ho^c trong ph'dn diin tich khac nia c/iii sd huit nhd chung cu theo quy dinh cAa Liidi ndy".
'' Khoan 16 DiSu 3 va khoan 2 Difeu 100 Luilt Nha 6 nam 2014 vfe ph^n sb hflu chung c6a nha chung cu: "Id phdn diin tich con lui cUa nhd chung cu ngodi phin diin Uch thudc sd hau ning ciia ch(i sd hHu nhd chung CU va cdc thiel bj sii dung chung cho nhd chung cu do theo quy djnh ciia Ludt ndy".
difen tich cin hd va cic yfe'u td tao nfen tda nha. Phan cdn lai khac eda bit ddng san dudc difeu chinh bdi cic quy tic b i t ddng san truyfen thd'ng.^
N h u viy, khai nifem nha chung cU tai khoan 3 Difeu 3 Luit N h a d nam 2014 cd nfet tudng ddng vdi p h i p luat eda C d n g hda Phap. T u y nhifen, ehfe" do sd hUu theo p h i p luat eda C d n g hda Phap hudng dfe'n "c/iii sd huu edn hd Id chU sd huu riing eUa phdn ddt vd ph'dn diin tieh cdn hd, d'dng th'oi Id ehu sd hUu ehung cdc yiu td tgo nin t'oa nhd". T r o n g khi dd, theo phap luit Vifet Nam, thi tdng hdp cic quy dinh ve quyfen sd hUu can hd trong L u i t D i t dai n a m 2013 va Lu^t N h a d nam 2014 ta khang dinh la: "chu sd huu edn hd Id chii thd cd quy'in sii dung ph'dn diin tich ddt thude quyin sU dung chung vdi cdc ch^ sd hUu cdn hd chung eu, ddng thbi Id chU sd hUu phdn sd hvCu riing trong nha chung cu vd phdn sd hUu ehung ciia nhd chung cu". Chi'nh nhUng phdc tap trong each dinh hinh vfe quyfen sd huu cua can hd chung cu 6 Vifet N a m hifen nay khien tai san nay trd thanh mdt dang tai san cd quyfen s6 hUu " h d n h d p " va khdng thfe tich rdi.^
2. D a n g ky quyfen sd hfiu can h 6 chung cu theo yfeu c^u 2.1. Md htnh ddng ky quyin sd hiiu tdi sdn theo yiu cdu
U u thfe' eua md hinh dang ky theo yfeu cau hay cdn goi la dang ky cdng khai quyfen la s\( bifeu hifen cua dnh linh ddng, t h u i n theo y chi eda cac bfen, tad ra sU eanh tranh chd cac chd thfe cd quyfen va ldi i'ch khac nhau trfen cung ddn vi tai san. Phap la qudc gia dai difen cho sU Ida chpn md hinh nay va tao ra nhUng khac bifet trong each quy dinh vfe ding ky theo yfeu c'iu.
H o c thuyfe^t cdng bang vfe thdng b i d (the equitable doctrine of notice) la cd ehfe' ehinh yfe'u dfe cin bang sU canh tranh trdng bad dam quyfen ddi vdi nhfing tai san hUu hlnh gan vdi dit dai va tad thuan ldi chd chuyfen giao tai san d Phap. H o e thuyfe^t nay la sU bao trUdc cho ngUdi mua dit dai phai chd y den chd thfe khac cung cd ldi ich trfen tai san va e^nh tranh cdng bang quyfen ldi trfen tai san khi cd thdng b i d vfe ldi ich trfen tai san trudc do.''Nd dUde Phap i p dung nhu la mdt nguyfen tac edng khai cae ddi tUdng d i ding ky.^ "^ nghia eda vifec hoan thanh dang ky la vda n h i m muc dieh edng bd cac van ban ghi n h i n (giao dich), vda nham Stephane Clock, "Real property law project Prance", p. 4, http!,//docplayer net/9081823-Real- property-law-project-france-stephane-giock,html, tmy cJp n ^ y 02/02/2020.
"Hbn hgp" nghia la khbng thu^n nhait, cb nhi&u thanh ph3n trong tbng th^. Xem Nguyfen Nhu Y (chii bien), D^i tU dil'n tigng Vi^t, tai ban ISn tha 13 (siia chda va bb sung), Nxb. Dai hgc Qubc gia TP Hb Chi Mmh. 2013, tr. 740.
Douglas c Hams and May Au, "Title Registration and the Abohtion of Notice in Bntish Columbia", VBC Law Review, VoL 47, No. 2, July 2014, tr. 535 - 536,
D^ng Phiibc Thbng, "Quyfen dbi vdi tai san trong Bb luilt din si,l nam 2015 va hoan thi^n phap lujt vfe dang ky tai san", T^p chi Ludt hoc, sb 8, nam 2018. tr. 78.
san xac
40 TAP CHi KHOA HOC PHAP LY VigT NAM S 6 03 (133)/202^
cdng khai sU tdn tai quyen ddi vdi tai san trfen thUc tfe', eho mpi chd the dupc bifet,^ ddng thdi tao ra m d t hifeu luc dd'i k h i n g vdi ngUdi thd ba (Bifeu 2521 BLDS Phap).
Tai Vifet Nam, dang ky theo yfeu ciu dUde chinh thdc ghi nh^n trong Luat D i t dai n i m 2013. Vi viy, tac gia cho r i n g ding ky quyfen ddi vdi tai sin theo yeu ciu la sU cho phep cua phap luat ve loai tai san dUP dang ky, kem theo su thda n h i n p h i p ly vfe tinh trang quyen ddi vdi cai
thudc ve ehd thfe n i m giU, thdng qua hanh vi tu nguyfen dang ky- Md hinh nay cd hai chdc nang la: (i) tao ra sU chie ehin hdn crong lap quyfen ddi vdi tai san so vdi each x i c lg.p quyfen theo phap lu3-t d i n su; (ii) phuc vu vifee thu thap hd sd phap ly eda tai san eung cap cho vifec tra cdu va thdng kfe. M u c dich cua cd chfe nay la hudng dfen sU tdn trong y chi cua chd sd hUu tai san, trao quyfen cho chu sd hau tti minh dich chuyfe'n quan hfe sd hUu tai sin vao trong he thd'ng dang ky, nham gia tang hifeu luc cic quyen n i n g san cd trfen tai san va chuyfen hoa nhUng quyfen n i n g nay vao thi trUdng dfe dang, die bifet la thi trUdng ehuyen nhupng.
2.2. Cdc khia cgnh aia ddng k-f quy'in sd hiiu cdn hd chung cU 2.2.1. Ddi tupng ddng ky
Khoa hpc phap ly Vifet N a m dang cd nhUng quan difem khac nhau vfe ddi tUdng dang ky.
Quan diim thU nhdt: dd'i tUdng dang ky la ''quyen sd hUu, cde dieh chuydn quyin vd cdc quy'in khde khdng phdi quy'in sd hUu", nghia la ban t h i n cic tai san khdng phai la ddi tUdng dang ky, ma tip hpp cic quyfen lifen quan dfe'n tai sin mdi chinh la ddi tupng d i n g ky va dUdc dieu chinh trdng luit vfe "dang ky tai san".^° Quan didm thU hai: dd'i tupng dang ky chinh la tai san (gbm bit ddng san va ddng san)."
T i e gia ddng dnh quan difem thd nhit va cho r i n g tai san khdng thfe tu di dfe'n cd quan dang ky, ma ddi tUdng ding ky phai la cic quyfen nang
' Q u y d i n h rrfen d u g c giai t h i c h r i n g : "ldm ihl'ndo bin thU ba co the bidt rdng m6t cd nhdn, chi, sd hau oia mdt iai sdn, khdng con Id cini so hOii naa v'i dug ta dd bdn tdi sdn ndy, trong klu dng la vdn ndm gia <id vd khdng co rlui wc ndo cho ihdy su chuyfn quyin sd hau^ Ludi ciia chiing la dd phdi ldm gidm nhf ldc ddng aia nguyen tdc nay di unh din loi ich ciia ben thi ba, thdng qua quy dinh ve cdng khai cdc cac phdn dia qnyhi thvc ti". X e m P h i h t r e D e l e b e c q u e , P h i h t r e Simier, Droit avil Les siireies. La pubhate fonciere (Luat dan siJ- an m n h d a n g k ^ dSt dai), 7 ' edition, P u b h s h e r D a l l o z . 2 0 1 6 , tr. 3 2 3 .
10 Nguyfen Q u a n g H u O n g Tra, "Ban vfe dia vJ phap ly ciia L u a t d a n g k y tai san t r o n g h ^ tlidng p h a p luat va m b i q u a n hfe giUa Luat nay vbi lujt k h a c cb lien q u a n " , t h a m l u j n t r o n g H<)i thao Hodn thi^n khudn khd thi che vi ddng ky ldi trt.i [gi Viil Nam, d o B b T d p h a p va D u ati P h i t trien Ijp p h a p q u b c gia Vifet N a m (NLD) tb chiic n ^ y 2 2 / 9 / 2 0 1 7 t!ii T P . D a L^t. tinh L a m D b n g , tr 5.
11 Nguyfen T h j T h u H a n g , " M b t sb suy i ^ ve tai sdn t h u b c dbi w d i ^ dang k y va nbi d u n g dang k y 6 i san t r o n g qua t n n h h o a n thien phap lujt dSng ky tai san t^i V i e t N a m " , tham lujn ttong H b i ihao Hodn ihiin khudn khd thi dif ve ddng ky idi sdn toi Viil Nam, d o B b T d p h a p va D y an P h a t tnfen lap phap q u b c ^ a Vifet N a m (NLD) tb chUc ngay 1 5 / 8 / 2 0 1 7 . H a N b i , tt 2 - 9.
ddi vdi tai san, dd chd thfe dfe'n ed quan dang ky dfe dinh hinh quyfen nay trong mdi quan hfe giaa hp va tai sin. Quan difem nay eOng d i dupc Dieu 105 BLDS n i m 2015 khang dinh "quy'in sd hUu, quy'in khde ddi vdi tai sdn Id bdt ddng sdn dupc ddng kf theo quy dinh eUa Bd ludt ndy vd phdp ludt v'i ddng ky t'ai sdn."
D a n g ky theo yfeu cau la m d t trong nhUng each thdc lam phat sinh quyfen sd hUu va gidp chd sd hUu ed ldi thfe hdn trong qua trinh thue hien quyen nang. T u y nhifen, ddi tUpng dang ky theo yfeu c'iu d Viet N a m hifen nay cdn kha khifem tdn va mdi ehi quy dinh d dang: "ddng kf quy'in sd hUu nhd 6 vd tdi sdn khde gan Win vdi ddt thue hiin theo yiu cdu eUa chii sd hUu" (khoan 1 Difeu 95 Luit D i t dai n i m 2013). N h u vay, can hd chung cU la mdt dang "tdi sdn khde gdn Win vdi ddt" tham gia v i d hfe thd'ng ding ky. Dd'i tUdng dang ky chinh la quyfen sd hUu can hd chung cu.
Vi'n dfe dat ra la quyen sd hUu cin hd chung cu cd quan hfe khdng thfe tach rdi vdi quyfen sd dung di't, dd dd quyfen sd hCu cin hd chung cu dude xie dinh thed chfe dp d i n g ky nao? Nfe'u cin cd theo phap luat ve dang ky hifen hanh thi chi cd quyfen sd dyng dit dUdc quy dinh la ding ky bat budc, cdn lai dang ky quyfen sd hUu nha d va tai sin khic gan hfen vdi di't dupc thuc hifen theo yfeu eiu eda ehd sd hUu. D o dd, cd thfe suy lu^n r i n g quyfen sd hUu cin hd chung cU dUpc xfep vao n h d m ding ky theo yfeu c^u eua chd sd hUu. T u y nhifen, neu xet vfe ban chit cua quyfen sd hUu bat ddng san trong mdi quan he vdi quyen sd dung dit thi cd sU chua hdp ly khi x i c dinh ed ehfe dang ky theo yfeu diu ddi vdi quyfen sd hUu cin hd chung cU. Bdi lfe, trong quan he d i n sU, quyen sd hUu nha d, ciy cdi... "cd khd ndng tdeh r'oi" hoac ddc lap vdi vdi quyfen sd dyng di't va chd thfe nam giU nha d, ciy cdi... cd thfe la chd the dpc lap vdi chu dit, nfen chdng cd thfe phan chia dudi hai chfe dd rd rang (dit dai la dang ky bat bude, cdn nha d thi dang ky theo yfeu ciu).
N h u d i trinh bay, do cin hd chung cU lai mang ban chit quyfen sd hUu hdn hpp va "khdng thd tdeh r'oi" giUa ehd sd hUu p h i n difen tich cin hd vdi quyfen sd diing p h i n difen tich dit chung, nfen vifee tach rdi d day la sU tieh rdi tinh trang phap ly giUa chu sd hUu can hd vdi chu the nam giU toan bd khu dit x i y dUng nfen nha ehung cU nh^m dat dUdc sU chuyen giao cic quyfen nang dan su eda chd cin ho trfen thi trUdng thudng mai, d i n su, dich vu. D o dd, dudng nhu vifec sap xfe'p ddi tUpng d i n g ky la quyfen sd hUu cin hd ehung cU vao n h d m ding ky theo yfeu cau van chua thuc su phu hdp vfe m^t ban ehi't p h i p ly cua dang ky.
2.2.2. Yiu edu phdp If v'i thii tue ddng kf
Thu nhdt, v'i ehii thd chiu trdch nhiim ddng kf: khoan 3 Difeu 72 Nghi dinh sd 4 3 / 2 0 1 4 / N D - C P quy dinh: "ehU ddu tu du dn nhd 6 cd trdeh nhiim
4 2 TAP CHi KHOA H O C PHAP LY V I £ T NAM SO Q3 (133)/2Ufu
ndp 01 bd hd so ddng kf, cdp gidy ehUng nhgn quy'in s^ dung ddt, quyin sd hitu nhd d vd tdi sdn khde gdn Win vdi ddt thay eho ngu'di nhgn ehuyin nhupng quy'in sU dung ddt, mua nhd d, edng trinh xdy dung hode cung edp hd sd cho bin mua dd tu di ddng kf".
Thd hai, v'i co quan thuc hiin viie ddng kf. khoan 4 Dieu 72 Nghi dinh sd 4 3 / 2 0 1 4 / N D - C P quy dinh ed quan cd trich nhifem td chdc va tife'p n h i n ding ky la V i n phdng ding ky dit dai vdi 06 loai cdng vifec cy the. T h e o dd, chuyfen vifen tife'p nhan dang ky d Vifet N a m khdng chi c6 trieh nhifem kiem tra eac giiy td phip ly theo m i u , ma cdn kiem tra ca vfe mat npi dung p h i p ly eua quyfen cd dd difeu kifen hay khdng dii dieu kifen dfe ci'p giiy chdng nhin.
Thu ha, v^ thU tue ddng kf edp gidy chUng nhdn quy'in sd hUu edn hd chung cu. T h e o quy dinh phap luat hifen hanh, thu tuc ding ky dupc thUc hien qua 04 budc nhu sau:
Budc 1: sau khi hoan thanh cdng trinh, chd d i u tu dii i n cd trach nhifem gdi Sd Tai nguyfen va Mdi trUdng cic giay td thed khoan 1 Dieu 72 Nghi dinh sd 4 3 / 2 0 1 4 / N D - C P .
Buac 2: trong thdi han khdng qui 30 ngay ke td ng^y Sd Tai nguyfen va M d i trudng n h i n dUpc hd sd hdp lfe thi: (i) ed trach nhifem kifem tra hifen trang sd dung da't, nha d va cdng trinh d i xiy dung va difeu kifen chuyfen nhUdng quyen sd dung dat, ban nha d cua chd diu tU dil an; (ii) gdi thdng bao cho chu dau tU dti an vfe kfe't qua kifem tra; (m) gdi thdng b i o kem theo sd dd nha di't da kifem tra cho Van phdng dang ky da't dai de lam thu tyc dang ky nha, di't cho bfen mua dd'i vdi cac trUdng hdp dd difeu kifen theo quy dinh eda phip luit; (iv) ding cdng khai kfe't qud kifem tra trfen trang thdng tin difen td eda Uy ban nhan dan cip tinh, ciia Sd Tai nguyfen va Mdi trudng ndi cd dit.'^
Bude 3: ngudi mua hoac chd diu tU ndp mdt bd hd sd de nghi cap giiy ehUng n h i n tai cd quan chdc ning theo quy dinh tai khoan 3 Dieu 72 Nghi dinh sd 4 3 / 2 0 1 4 / N D - CP va khoan 5 Difeu 8 Thdng tti so 2 4 / 2 0 1 4 / T T - B T N M T . Cac difeu khoan nay khdng quy dinh rd ngudi mua hoac chd diu tU sfe nop dfen cd quan nao? Tuy nhifen, thac te ci mdt sd rinh, nfe'u la chu dau tU thi se ndp hb sd dang ky tai Van phdng dang ky dat dai cip rinh, con nfe'u la ngudi mua thi nop hb so ding ky tai chi nhanh Vin phdng dang ky dit dai tai quan, huyfen ndi bat ddng san tpa lac.
Bude 4: Van phdng D i n g ky thue hifen thd tuc giai quye't hb sd de nghi cip giiy chdng nhan quyfen sd hUu cin hd ehung c\i theo quy dinh tai khoan 4 Difeu 72 Nghi dinh sd 4 3 / 2 0 1 4 / N D - CP. Thdi han ma Van Khoan 46 Difeu 2 Nghi djnh 01/2017/ND-CP ngay 06/01/2017 ciia Chinh phii sila dbi, bb sung mbt sb Nghi djnh quy djnh chi tifet thi hanh Luat Dat dai.
p h o n g Dang ky thuc hifen vifec cip mdi giiy chdng nhan quyen sd hUu can hd chung cU la 30 ngay,^^ va cip ddi la 10 ngay.'''
2.2.3. Th'oi didm vd hi qud eUa ddng kf
Kfe td thdi difem can hd chung cu hoan thanh dang ky, ngudi dang ky dupc thda nh^n vfe mat p h i p ly la chu sd hUu. "^ nghia eda thdi difem dang ky nay la tuyfen bd sU tdn tai quyfen sd hUu nhung khdng can trd cich x i c lip quyfen sd hUu tai san nay dudi nhifeu each thdc khic n h a u . "
Vifec d i n g ky thed yfeu ciu ap dung trong trUdng hpp chd sd hUu tai san hoac ngUdi cd quyen ldi ddi vdi tai san m o n g mud'n dUdc phap lu^it cdng nhan va bao vfe thdng qua hfe thdng dang ky. Vi viy, cQ chd dang ky theo yfeu can khdng n h i m thife't lap sM ehac chan ve quyen sd hUu can hd chung cU t^ii thdi difem dang ky nhu cd chfe ding ky bat budc (nhu quyfen sd dung dit), ma nd dung dfe t^d ra Uu thfe cho ngUdi ding ky.
C i e Uu thfe dupe bifeu hifen nhu sau:
Mdt Id, bang vifec ding ky, quyfen sd h a u can hd chung cu se bad ham cac quyfen nang thuc tai eda chd sd h a u trong quan he vdi tit ea moi ngudi,'^ cd hifeu luc vdi mpi chu the khac budc phai bife't vfe dnh trang quyfen d6i vdi tai sin. Difeu nay gidp ngUdi cd tfen trong ding ky quyen dupc suy doan la ngUdi cd quyfen va khdng phai chdng minh.^''
Hai Id, quyfen sd hUu eda chd thfe dang ky dudc bao hd toan ven bdi sU nam gia quyfen truy ddi tai san (Difeu 168 BLDS nam 2015) va kfe't thuc khi chd sd hOu tu dinh doat nd. Dieu dd cd nghia quyen sd hUu se k h d n g bi tUdc doat bdi chifem hUu cdng khai hpp p h i p hda theo thdi hifeu, hoac tai san bi dinh doat bdi chd the khdng cd quyfen sd h a u hoac VI pham nguyfen tic dinh doat eua ddng sd hUu (ngoai trU trudng hpp bao vfe ngUdi thd ba ngay tinh theo Difeu 133 BLDS 2015).
Ba Id, vi gia tri eda giay chdng n h i n mang tinh tUdng ddi, nfen ngudi ding ky ehi h u d n g m d t sd Uu thfe', nhu: (i) dd difeu kifen dUa bit ddng san nay vao kinh doanh (khoan 1 Dieu 9 Lu^t Kinh doanh bit ddng sin nam 2014); (ii) du dieu kifen thUc hifen cae giao dieh d i n sU vfe chuyfen quyfen sd hUu (diem a khoan 1 Difeu 118 Luat Nha d nam 2014);
(in) dfe dang tifep can tin dung (nhu vi'n dfe giao dich bao dam); (iv) dude hudng p h i n bdi thudng gii tri tai san trfen dit khi Nha nUdc thu h'di da't (Difeu 75 Lu4t Da't dai nam 2013).
Diem a khoan 2 Difeu 61 Nghi djnh sb 43/2014/ND-CP Diem d khoan 2 Difeu 61 Nghi djnh sb 43/2014/ND-CP
VD: quyfen sb hflu nha b cb nhifeu thbi di^m phat sinh theo quy dinh tji Difeu 236 BLDS nam 2015, Difeu 12 vh Difeu 122 Luat Nha b nam 2014
NguySn NgQC Di$n, "Mdi quan he giQa dSng ky bat d6ng san va xac Up quyfen d(5i veil b i t dOng san", T^p chi Nghidn ciiu Up phdp, s6 89, nam 2006, tr. 46 - 48 Nguyfen Ngpc Di^n, tldd, cr 47
44 TAP CHi KHOA HOC PHAP LY V1$T NAM S 6 03 (133)/202Q 3 . N h a n g bait c a p trong cac quy dinh vfe quyfen sd hflu can hd chung cu va kifen nghi hoan thifen
3.1. Bdt c^-p ttong quy dinh phdp ludt vl quyin sd hau cdn hd chung cU Dang ky theo yfeu eiu lan dau tifen dupc dua vao Lu^t Dat dai nim 2013. Tuy nhifen, cic quy dinh ve van dfe nay chUa thuc si^ phat huy hifeu qua, bdi con mang nang tinh hanh chinh chd chua tao nfen cae quyfen dan su va uu thfe've bao hd. N h u d e difem ra't dfe thiy hifen nay la khdng cung cap kfe't luin chae chan vfe d n h trying quyfen dd'i vdi can hd chung eu va dang ky ed thfe bi bac bo bdi cic quy dinh cua phap luit vfe chdng cd. Difeu nay tic ddng dfen t i m ly chd thfe n h i n chuyfen nhUdng hoSc chu thfe n h i n bao dam. So vdi thfe' gidi, ding ky theo yfeu eau d Vifet N a m chua cu the, rd rang, tU dd phit sinh b i t cip, difen hinh la can hO chung cU. C u the:
Thu nhdt, cd qud nhi'iu thdi didm hpp phdp dd "khai sinh" - xde Up quy'in sd hUu edn hd ehung eu, nin ddn ddn tinh trgng phdn tdn, edt eU, khd khdn trong thdm tra v'i quy'in. Cu thfe, cd 05 thdi difem cd the lam phat smh quyfen s6 h a u nha: (i) xac lap quyfen sd hUu nha 6 td thdi difem dd thdi hifeu chife'm h a u (Difeu 236 BLDS nam 2015); (ii) xac lap quyen sd hUu nha d td thdi difem bfen mua n h i n ban giao nha d hoic kfe td thdi difem bfen mua thanh toan dd tifen mua nha d cho chu d^u ta (Difeu 12 Luit Nha d nam 2014);
(iii) xac lap quyfen sd hUu nha d td thdi difem cdng chdng, chdng thUc (khoan 1 Difeu 122 Luit Nha d n i m 2014); (iv) xic lip quyfen sci hUu nha d do cic bfen thda thuin trong hdp dbng (khoan 2 Difeu 122 Luat Nha d nam 2014); (v) xac l§.p quyfen sd hUu nha d td thdi difem hpp dbng dupe ky kfet (khoan 2 Difeu 122 Luit Nha d n i m 2014).
Thu hai, su Iting tiing vd thiiu kdt nd'i giUa eo chd ddng ky quy'in sd huu edn hd chung eu theo ludt ddt dai va ludt nha d khi idn tgi quan hi hdn hpp v'i quy'in. Vi'n de dat ra la ndi tai chfe dd sd hUu cin hd chung cu tdn tai quan hfe vfe quyfen sd dung dit dudi dang sd h a u chung. Do do, vifee thuc hifen giao dich mua ban can hd chung eU khi chaa th\fc hifen dang ky bat budc p h i n di't chia rifeng theo ty lfe trong p h i n dit chung la vi pham difeu cini.'^ M d t vi du cu thfe la nfe'u xet thdi difem xie lap quyen dd'i vdi can hd chung cU (d diy la ca quyfen sd dyng dit va quyfen sd hUu), thi Luat Nha d nam 2014 xac dinh la thdi difem "nhgn hdn giao" hoac ''thanh todn dil ti'in".'^ T u y nhifen, quy dinh trfen xung dot vdi thdi difem x i c lap quyfen sd dung dit (d diy la phUn chia theo ty lfe) eda can hd ehung cU, dupc Luit D i t dai nam 2013 xic dinh la thdi difem dang ky. Chinh cic '= Di&u 12 Luat D i t dai nam 2013 quy dinh nhCng hanh vi nghifem cam la "Sii dung ddt, thyc ktin giao d\ch d& quy'&n sd dmg ddi ma khdng ddng feji vdi co quan nha niioc co thdm quyin".
" Difeu 12 Lujt Nha b nSm 2014.
van dfe nay dan dfen vifec xfep quyfen sd hUu cin hd chimg cU vao n h d m dd'i tupng dang ky theo yfeu e^u la chua th\ic sy phu hdp vfe mat ban chit p h i p ly, thfe hifen sy ldng tdng va thifeu sU kfet ndi giUa Luit Di't dai n i m 2013 va L u | t Nha d nam 2014. V | y cau hdi dat ra la cd nfen xfe'p can hd chung cu vao n h d m ding ky b i t budc nhu dit dai hay khdng?
Thu ba, BLDS ndm 2015 chua gidi quydt quan hi hdn hpp v'i quy'in ddi vdi dgng tdi sdn Id cdn hd chung eu. M d i quan he vfe quyfen sd hUu eda cin hd chung c\i la sU giao thoa giQa chfe dd quyfen sd dung dit trong Lu^t D i t dai n i m 2013 va chfe dd quyen sd hUu nha 6 theo Luit N h a d nam 2014, dd la md'i quan he phdc tap, cd sy h d n hpp vfe quyfen, ddi hoi cin cd sU minh dinh cua BLDS n i m 2015 nham giai quyfe't eac mau t h u i n vfe quyfen ddi vdi dang tai san nay. T u y nhifen, Dieu 214 BLDS nam 2015 chi quy djnh "sd hUu ehung trong nhd ehung eu" la sd hUu "phdn diin tich, trang thidt bi vd cdc tdi sdn khde trong nhd ehung cu theo quy dmh e^a Ludt nhd 6...", ma chua de cap d n h trang sd hCu chung ve quyfen sd dung dat x i y dUng nfen nha ehung eU, da dupc difeu chinh bdi Luit D i t dai nam 2013.
H^n chfe' nay se tao nfen khoang trd'ng phap ly difeu chinh md'i quan hfe vfe quyen sd dung dit ehung giUa chu sd hUu cin hd vdi cie dbng sd hUu khae khi phat sinh nhu ciu sd dung, khai thae va dinh doat quyfen sd dung dit chung (nhu: quyfen vfe ldi di, quyen diu dd xe...).
3.2. Kidn nghi hodn thien phdp ludt
Thd nhdt, v'i xde dinh mue tiiu trong chinh sdch hodn thiin phdp ludt v'i quy'in sd httu cdn hd chung eu: Khi ban v i n dfe lUa chpn cd che dang ky quyen sd hUu cin hp, nfeu p h i p luit sap xfe'p quyfen sd h a u ein hd theo ed ehfe dang ky b i t budc dya theo phan quyfen khdng thfe tach rdi vdi quyfen sd dung dit thi sfe hdp ly theo trifet ly ding ky dit dai, nhung lai mau thuan vdi each thdc xae lip quyfen sd hUu khac da dupe phap luat thda nhan (d diy la 05 hinh thdc nhu p h i n tich trfen). T h e o tic gia, khi x i y dUng luat npi dung vfe ding ky quyfen sd h a u ho^e sda ddi, bd sung cae difeu khoan trong Lu^t Di't dai n i m 2013 va Luit N h a d n i m 2014 hfen quan dfen quyfen sd hUu can hd chung cU, thi cUn bd sung thfem cac difeu khoan:
(i) Gia tdng hi^u lue phdp If cua quyen sd hUu cdn hd ehung eu khi tham gia vdo hi thdng ddng kf vagidm hdt hiiu luc phdp If xde Up quy'in sd httu cdn
hd chung eu theo ludt ehung. Vifec nay mang dfen nhifeu ldi ich cho cic bfen nhu: bao vfe lpi ich eda chd sd hUu khi cd quan d i n g ky cd sU c h u i n xac trdng kfe't l u i n tdn tai cua quyfen sd hUu va truy d i n danh tinh eda ehu thfe nam gifl quyfen dd. Ngoai ra, khi hifeu luc p h i p ly vfe quyfen sd hUu e i n hd chung cU dUpc gia tang bang dang ky, thi nd giup tai san nay tang cUdng nang lUc tham gia vao thi trUdng kmh tfe, khifen tai san n i y dupc
46 TAP c m KHOA HOC PHAP LY VlgT NAM S6 03 (133)/2^
md rdng cic quan hfe dan sU va quyfen dan sU (chang han: quyfen hUdng dung, quyfen luu cU—) n h i m khai thac lpi ieh v6n cd cua nd.
(ii) Gia tdng hiiu lue ddi khdng vi quyin khi quy'in sd httu edn hd ehung cd dupe ddng ky so vdi khdng ddng kf. H a d n g di nay la xu hudng eda hfe thfeng dang ky hifen dai bdi tinh cdng khai dnh trang phap ly tai sin, nham tao su minh bach vfe quyen va canh tranh cdng bang n i m giU quyen sb hau khi phat sinh m i u t h u i n ldi ieh giUa nhifeu chu the. Trfen thuc tfe', trong thi trudng giao dich ve cin hd chung eU tbn tai nhieu trUdng hpp tranh chip ba bfen nhu: ban can hd cdng luc cho hai chu thfe; ban can hd trong khi can hd dang dupe sd dung dfe dang ky giao dieh bao dim; ban can hd trong khi can hd dang t6n tai mdt quan he d i n sU vfe quyfen cd hieu luc. Chinh vi thfe', vifec gia tang hifeu lue ddi khang vfe quyfen sd hau cin hd chung cu bang ding ky sfe giup giai quyfe't dupe bai toan, budc ngUdJ thu ba phai nhan thUc dUdc sU tdn tai quyfen sd hUu trfen thUc tfe', nia 05 cich thdc xac lip quyfen hifen nay khdng thfe ap dat hifeu lUc dUdng nhifen phai bife't dd'i vdi hp. T u y nhifen, vi'n dfe dat ra la x i y dUng hifeu lUc ddi k h i n g nhu the nao la phu hdp vdi cac difeu k h o i n hifen hanh?
Theo tic gia, giai phap tdi Uu la phap luit ve dang ky can xay dung cd che ding ky "kidm sodt kep" (dual control) nham bao dam sU tuyfet ddi cua hifeu lUc doi k h i n g vfe quyfen tai thdi difem nd dupc ding ky ehinh thUc.-" Mdt mat, cd chfe nay tao su thda nhan tdn tai nhUng cieh thdc phat sinh quyfen trfen thyc tfe, mat k h i c tao nfen sU canh tranh cdng bing giaa chu the nam gia quyen vdi ngUdi thd ba. Cudi cung, cd che nay se lim tang kha nang kiem soat cua cd quan nha nUdc dd'i vdi hd sd phap ly ve tai sin nay, ma khdng m i t nhifeu ehi phi x i y dUng hfe thdng dang ky.
TliU hai, vi cdch thdc xdy dung CO chd "kidm sodt kep" v'i ddng kf quy'in sd httu edn hd ehung cu: T i c gia cho ring, khdi d'iu quan trpng n h i t dfe tao ra hifeu lye ddi khing ve quyen la tao ra tinh trang rang b u p c eic thoa t h u i n phit smh ngay tU luc chung dang d k h i u tiem n i n g . C u thfe:
Giai dogn kiim sodt thU nhdt Id ddng kf uu tiin. Khi A b i n cin hd ehd B, cdng chdng vifen la chu the thUc hifen dang ky Uu tifen quyfen sd hUu can hd chd B. Dd dd, khoin 6 Dieu 40 Luat Cdng chUng nam 2006 (sda ddi, bd sung nam 2014) nfen bd sung ndi dung la: "TrUdng hpp cdng chttng hpp d'dng, giao dich mua bdn bdt ddng sdn, tWi trudc khi cdng ehiing chinh thUe, edng chUng viin
thdng bdo cho ede bin bidt vdghi ehu lgi trong chUng nhdn edng chUng nhUng hgn chd v'i quyin dd'i vdi bdt ddng sdn dd. Ndu cac hin Uin quan d'dng f tidp tue kf kdt hpp ddng, giao dich mua hdn bdt ddng san, tin cdng chUng viin thue hiin viic ddng kf uu tiin ddhdo luu quy'in sd httu eho ngudi mua trudc khi ddng kf chinh thUc".
Djng Phudc Thbng, Ddng ky quyin ddi vdi lai sdn trong phdp tudi Vi(l Nam, Luan van dijc si, Tnicing Dai hoc Luit TP. Hb Chi Minh, nam 2018, tr. 32. 36.
V nghia cua giai doan nay viia n h i m bao luu"^ ndi d u n g thda t h u i n giaa A va B khifen ddi bfen k h d n g thfe " l i t k e d " , vda gidp B giai phdng^^
cic quyfen khac dang t b n tai trfen can hd chung cU m i A thda t h u i n vdi chd thfe k h i c n h u n g k h d n g d i n g ky. T r o n g trudng h p p tbn tai vifec mua b i n b i t d d n g san k e m theo cac tifeu e h u i n q u i n ly nha nUdc (giay phep xay dung, giiy phep d i u tU...) hoac b i t ky h j n chfe' cua quyfet dinh tu phap (quyfet dinh p h o n g toa tai san hoac kfe bien tai sin hoac i p dung bifen phap n g i n c h i n chuyfen dich tai s i n . . . ) , thi cdng chdng vifen nfen cd trach nhifem chi ra cho cic bfen bife't va ghi chu lai trong ehdng nhan cdng c h d n g . " TrUdng h p p A k h d n g cd quyfen dinh dd^t tai san, nhUng d i hoan ta't thda thuan mua b i n vdi B va d i dupe d i n g ky Uu tifen cho B , thi dd giao dich mua b i n giaa A va B trdng tUdng lai bi vd hifeu,^'' B cd
^' 6 Phap, tmdc khi quyfen sb hflu d^t dfltjc dang k^ chinh thiic, cbng chiing vifen lap mbt hcp dbng mua ban sO bb dbi bfen, nh^m. bao dam thba thuin quyfen va nghia vu giUa cac bfen duoc bao luu. Ttf thdi di^m xac l5p hg)p dbng so bb, dfen khi dang ky chihh thiic, cbng chiing vifen c6 trach niufem tra ciiu quyfen ciia chu th^ khde dang tbn tai trfen d^t, danh gii kha nang thu hbi lii san ciia bfen ban nham nit ra kft lujn vfe tifem nang chuyfen giao quyen sb hUu cho bfen mua va cdng !i trung gian thoa lii^p ba bfen (tai san ban cb ding ky bao dam) Vbi hUdc ki^m duyfet giit gao eda cbng chilng vifen, khbng chi gbp ph3n giam bbt ap \\^c va chi phi t h ^ djnh cho cd quan ding ky, ma con thtic day n'nh an toan, canh tranh cbng bang ciia bfen mua.
^^ Quyfen sd hau trong tflOng lai ciia ngubi mua dU(>c bio dam b^ng vi$c nhip dang k)? flu tifen trong Bang thbng bao. Bbi difeu nay cd nghia la, ta't ci cac quyfen lOi ao deu bi I031 hb so vbi yfeu cau ciia ngflOi mua. dbng thbi cac dbi hoi quyen s6 hflu cdng se vb hi^u. Vi§c giai phbng dbi tflbng ban khbi cac quyfen lOi io trfen dit, va gii dinh cho ngflbi mua la chii thfe nam giU quyfen duy nhft, difeu nay guip ngubi mua cb vi tri tbt hOn hojc ngang bSng vfe quyfen l^i vdi chii thfe cb dang ky giao dich bio dim Christian Henel, Hartmut Wicke. "Real Property Law and Procedure m che European Unionp' National Report Gennany", European Private Law Forum in cooperation with Deutsches Notannstilut (DNotI) Wurzburg, European University Instimte (EUI) Florence, 2004, p. 31.
" Tham khao Difeu 18 Luit Thii tuc cbng chiJng Dflc thi cbng chiing vifen b Dilc la ngUbi chiu trich nhi^m thyc hifen vi$c dang ky uu tifen va cb trach nhifem chi ra cho bfen mua iihong hjn chfe vfe quyfen ciia tai sin hoac dang tbn t?i mbt giao dich vfe quyfen cb higu lUc vdi bfen thti ba dfe bfen mua du<jc bifet, tnidc khi bfen mua chip nhjn giao dich chuyfen nhdOng. Nfeu vi ly do nao db ma kfet lu$n ciia cbng chiSng vifen gay nh^m lin din dfen bfen mua bj thifet h^i vfe quyfen, thi cbng chtJng vifen chju trich nhifem bbi thubng dfla vao khoan tifen da ky quf.
^* 6 Vi^t Nam hi^n nay. vigc giao djch dan sfl vb hifeu cb din dfen dang ky v6 higu hay khbng con phu thubc vao cac tnibng h(jp cu thfe:
Mft la, tru'ang hi?p giao dich ddn sif vd hiiu nhung ddng k'y khdng vd hiiu. Db !a khi ngUbi thfl ba ngay linh khdng bifet vfe tinh trang quyfen sb hOu khbng thubc vfe ngUdi ban (la ci A va B) theo khoan 2 Difeu 133 BLDS nam 2015, nhung sil dung 6i hgu dang ky dilng tfen ngflbi bin la B cung cip d^ nhjn chuyfen quyfen sb hflu vi duoc dang ky, thi khi hbp dbng mua batj ciia A va B bt vb higu nhflng dang ky ciia ngflbi thii ha ngay tinh vin co higu Iflc.
Hai la, trubng h^p giao djch ddn sif vd hiiu ddn ddn ddngk^ vd hiiu, thi cb 03 trflbng hi?p nhusau' (i) Ibi ctia ngflbi thti ha bifet vfe tinh trang quyfen crfen tai san khbng thubc vfe ngflbi bin nhttng vin nh|n chuyfen quySn; (u) 16i ciia ngUbi hin trong vigc vi phgm quyfen dinh doat ciia dbng s6 hou ^ifeu 195, Difeu 218 BLDS nam 2015); (ni) Ibi do ngubi mua hojc ngflbi bin vl khbng thba man (hfeu kign cb hi?u Iyc vfe nbi dung, hinh thdc ctia giao dich dan sy (gbm cic difeu trongBLDS nam 2015. Difeu 117 va Difeu 119 quy dinh difeu kign vfe n0i dung va hinh thflc giao dtch dan sfl, nfen khOng dip flng difeu bfen thi giao djch dan sfl bi vb hieu theo Difeu 122 dfen Difeu 130). Djng Phudc Thbng, Ddng kf quyin ddi vdi tdi sdn trong phdp lu4t ViU Nam, Lu4n van thac si Trflbng Dji hgc Lu^t TP. Hb Chi Minh, nam 2018, tr. 48 - 49,
T ^ C H I K H O A H O C l-JtlAt-Jbx vi±si INAIVI^
the v i n Uu tifen cd quyfen sd hUu nhd dUdc bao vfe bdi nguyfen tic thifen chi^ p h i t sinh td thdi difem dang ky uu tifen.-^
Giai dogn kidm sodt thU hai la ddng kf chinh thUc. DUa trfen ban cbng chUng hpp ddng mua b i n , thi quyfen sd hUu eda B dUpc ding ky chinh thdc v i d sd dang ky. Ngay lip tdc, quyfen nay dupc gia dinh la tbn tgi va thuOc vfe c i n h i n cdng bd trong sd ding ky (ngUdc lgi quyfen dd co the bi huy bd hoac khdng con tbn tgi nQa) va phat sinh hifeu lUc ddi khang ve quyfen so vdi ehu thfe khie. Lde nay nhUng rdi ro vfe can hd chung cU (chay, bi pha hdy) thi B sfe chiu hoan toan. Nfe'u vi ly do nao dd quyen nay khdng tham gia ding ky Uu tifen td trUdc, thi vifee ding ky chinh thdc v i n cd hifeu lijc.
N h u viy, qua hai lan kifem tra vfe quyfen d hai giai doan dang ky se gidp cho: (i) ngudi mua an t i m hdn khi tham gia giao dich; (ii) ngUdi thu ba ngay tinh dfe dang tim kifem tinh trang p h i p ly eda can hd khi chua ding ky chinh thdc; (in) cdng ehUng vifen cd vai trd quan trpng hdn va md rdng vfe dich vu phap ly hdn; (iv) cd quan dang ky chi cin x i y dilng p h i n m e m quan ly vifec nhjip lifeu dang ky Uu tifen eda cdng chUng vifen ma khdng c'in tdn chi phi xay dUng dpi ngu nhin sU cbng kenh cho cdng vifee nay."'
Thtt ha, siia ddi Di'iu 214 BLDS ndm 2015, bdi Difeu luat nay co 02 difem h^in chfe, nhU sau:
Mpt la, dieu luat chi dfe cap quyfen sd hUu chung ve nha chung cU theo Luit Nha d n i m 2014 ma chua dfe cip quyen sd dung da't chung dupc difeu ehinh bdi Luit Di't dai n i m 2013. D o dd, theo tic gia, tai khoan 1 Difeu 214 BLDS nam 2015 nfen difeu chinh lai nhu sau: "Diiu 214. Sd httu chung ddi, vdi nhd chung cu
i. Phdn diin tieh, trang thidt bi vd cdc tdi sdn khde dUng chung trong nhd ehung cu theo quy dinh ciia Lugt nhd d thudc sd httu ehung hpp nhdt vd quy^n stt dung ddt chung theo phan khdng thd phdn ehia theo quy dinh ciia Ludt ddt dai. aia tdt cd chtt sd httu ede cdn hd trong nhd dd, trU tru'ong hpp lugt c6 quy dinh khde hogc tdt ed ede ehii sd hUu cd thda thudn khde."
Hai Id, difeu luit chua lam rd flnh trgng "quy'in sd httu hon hpp" giua phan quyfen rifeng va quyfen chung khdng the p h i n chia cua chd sd hUu can hd chung cU. D o dd, theo tie gia, Difeu 214 BLDS nam 2015 c'in bd sung thfem khoan 4 n h i m ghi nhan dang quyen dang ton tai nay, nhu sau: " 4 . Quyin sd httu hdn hap Id dgng quy'in ed supha trdn gitta quy'in
^ Tham khao Dieu 983 BLDS Dflc nSm 1900.
^ Tham khao Difeu 982 BLDS Dilc nam 1900,
^ Bbi \-i trfldc khi dang ky chinh thflc, ngUbi mua cJn hb chung cu cd thfe chuyen giao hop dbng mua ban cho chii thfe khac de phat smh thu nhap. Cho nen viec mua ban sang tay nay chfla cb CO che kifem soit Do dd, vifec thifet Up dSng ky flu tien la vft ctmg c^n thifet.
sd httu ddi vdi cdng tnnh trin ddt (g'dm phdn sd httu diin tich riing vd phdn sd hftu ehung hpp nhdt vdi tdt ed chtt sd httu phdn tdi sdn trong cdng trmh trin ddt dd) vd quy'in stt dung ddt ehung theo phdn khdng thd phdn ehia." Su bd sung nay la thfe hifen trach nhifem cua m d t dao luat chung - BLDS khi ndi h a m vfe quyfen nay da dupe hai dad lujt ehuyfen nganh thda n h i n va p h i t trifen. •
Tai lieu tham khao
[1] Philitre Delebecque, Phihtre Simier, Droit civil: Les Steele's, La publicite Jonaeie, T edition.
Publisher DaOoz, 2016 [trans: Philitre Delebecque, Philitre Simier, Civi! right: Sureties, Land advertising, 7th Edinon, Pubhsher DaUoz, 2016]
[2] NguySn Ngoc Dign, "Mbi quan hg gifla dang ky bit dbng sin va xic Ijp quyfen dbi vdi b^t dbng sin", Top chi Nghiin ciiu l4p phdp, tap 89, sb thing 12, 2006 [trans Nguyen Ngoc Dien, "Relationship between real estate registration and estabhshment of real estate nghts". Legislative study magazine, Vol 89, 12/2006], http://www.nclp.org.vn/e_book/
tong-tap-tap-ch!-nclp-nam-2006-2007/so-12-nam-2006, accessed on 4/6/2018 [3] Stfephane Clock. "Real property law project France", httpsV/docplayer nct/9081823-Real-
property-law-project-france-stephane-glock-html, accessed on 02/02/2020 [4] Douglas c Harris & May Au, "Title Regisnation and the Abohtion of Notice in Bntish
Columbia", UBC Law Review, Vol. 47, No. 2. 2014
[5] Nguyen Thi Thu Hisng, "Mbt sb suy nghi vfe tai san thubc doi tugng dang ky va n<)i dung dang ky tai sin trong qua trinh hoan thign phap luit dang ky tai sin tai Vifet Nam", tham luin trong Hbi thao Hodn thiin khudn khd ihi che vi ddng ky tai sdn tsi Viil Nam, do Bb Tfl phip va Dfl an Phit tru^n lap phip qubc gia Vi^t Nam (NLD) tb chile ngay 15/8/2017, Ha Nbi [trans Nguyen Thi Thu Hang. "Several opinion about the property of register objection and the content to register property in the process of complete law to register property in Viet Nam", the speech in conference The Completion ofthe safe and size institution about registering property in Viet Nam, by the Department ofjustice and Development Project legislation m Viet Nam (NLD) organized on 15/8/2017, Ha Nbi]
[6] Chnstian Hertel, Hartmut Wicke, "Real Property Law and Procedure m the European Unionp: National Report Germany", European Private Law Forum in cooperation with Deutsches Nolarinslitut (DNoll) Wurzburg, European University Insntuie (EUI) Florence, 2004 [7] NguySn Quang HUOng Tra, "Ban vfe dia vi phap ly ciia Luat dang ky tai sin trong hg
thbng phap luit va mbi quan hg giaa Luit nay vdi luit khac cb hfen quan", tham luin trong Hbl thio Hodn thiin khudn khd thi chi v'i ddng kf t'ai sdn tm Viit Nam, do Bb Til phip va Dfl an Phit tnfen lap phap qubc gia Vigt Nam (NLD) tb chflc ngay 22/9/2017 t^i TP. Da Lat, tinh Lam Dbng [trans: Nguyen Quang Huong Tra, "Discuss legal position of register property Law in law system and the relationship between this law and other related law" the speech in conference Improving the institution of registering propeny in Viet Nam, by the Department ofjustice and Development Project legislation in Viet Nam (NLD) organized on 22/9/2017 in Di Ljt city, Lim Dbng province]
[8] Ding Phubc Thbng, "QuySn dbi vdi tai sin trong Bb luit dan su nam 2015 vi hoan thign phap luit vfe dang ky tai sin", T<?p chi Lu4t hoc, sb 8/2018 [trans Dang Phuoc Thong,
"Rights to property under the 2015 Civil Code and improving the law on property legntiaaon", Jurisprudence Journal, No. 8, 2018]
[9] Ding Phfldc Thbng, Ddng kf quyhi ddi vdi tdi sdn trong phdp ludt Vi^t Nam. Luin van th?c si, Trilbng DH Luat TP. Hb Chi Minh, thdng 12/2018 [trans: Dang Phuoc Thong, Rc^(5(rii(iDM oJrights to property in Vietnamese law. Master's thesis in junsprudence, Hochiminh city University of Law, 12/2018]