DIEN DAN
DAT DAi
va th[ truong bat dong san
O DAO TRUNG CHINH Phd Tdng cue tnrdng Tdng cue Qudn ly ddt dai
r m ihi tru'dng hut ddng sdn M (TTBDS) Id yen td hdng -M^ dun lac ddng qiiyit dinh tdi lung gidm tdng tich liiy cua nen kinh fivi tich liiy lui sun cd dinh Id lich liiy chii yiu ciiu nen kinh ti. Chinh vi vdy, phdt trien vd qudn ly cd hieu qua TTBDS se gdp phdn qiiuii trong vdo qud trinh thiic ddy phut trien kinh li- .xd hdi, tgo khd ndng thu hut da dgng cdc ngudn vd'n ddu tu cho phdt trien, ddng gdp thiet tlufc vdo quo trinh xuy dung dd thi vu ndng thdn theo hudng phut trien ben virng.
Phdt trien TTBDS bao gdm:
thi ini'diig quyen sw dung Jut (TTQSDD) vu BDS ;.;uii lien voi ddt lam cho ddt dai tlufc sif trd thdnh ngudn vdn cho phdt trien.
tao sire cgnh trunli. cd sire hup ilun ch<> cue nhd dun tu mvig vd ngodi iiii'o'c.
Vai trd cua dai dai trong qua trinh phat trien TTBDS
O nudc ta hien nay, theo quy dinh cua phap luat thi loan bd dat dai diu thudc sd hflu loan dan do Nha nudc la dai didn chu sd hflu;
cdn cac BDS khac thi cd the la sd bun Nha nudc, sd him tap thl, sd huu tu nhan. Nhu vay, vl mat phfip luat, tren thi tradng khdng cd viec mua ban quyin sd him dfit dai ma chi cd chuyin nhupng quyin su dung dfit, cdn cfic BDS khac thi cd viec mua ban quyin sd hflu. Do vay.
TTBDS nudc ta hien nay dupe bilu la TTQSDD cung vdi TTBDS khac.
TTQSDD chu ylu do Luat Dfit dai dilu tilt, TTBDS khac chu ye'u do Luat Dan sy vfi cac luat cd lien quan dilu tilt. Quyin sfl dung dfit (QSDD) trong TTBDS la hang hda
"dae biet" xufit phat tfl chi dp sd hflu va cac quyin cua ngudi sfl dung dai. Cu thl, theo Luat Dfit dai 2003.
ngudi sfl dung dfit (hd gia dinh. ca
nhan) cd 9 quyin: Chuyin ddi, chuyin nhupng, cho thul, cho thue lai. thfla kl, tang cho QSDD, thl chap, gdp vd'n, bao lanh bfing QSDD.
Dfit dai la co sd dl thyc hien dfiu tu tfii san gfin liln vdi dfit vfi gia tri cfla dfit dai dupe tang ldn sau khi thyc hien dfiu tu tai san tren dd. Mflc dp tang gifi dfit sau dfiu tu phu thudc vfio tai sfin gfin liln vdi dfii. Nhu vay, dfit dai lfi mdt yeu td khdng the tfich rdi khdi BDS, TTQSDD khdng thl tach rdi khdi TTBDS. De dat dupe muc tidu phfit triln bin vimg cho TTBDS, dfit dai cd cac vai trd quan trpng nhu sau:
Ddi vdi dai dai d nudc ta, Nhfi nudc cd nhiem vu tao ngudn cung cho TTQSDD so cap (thi trudng ma ben cung chi cd mdt ngudi lfi Nha nudc. cdn ben cfiu la cac td chflc. ca nhan sfl dung dat) va thi trudng thfl cfip vl QSDD (thi trudng cua nhflng giao dich gifla nhflng ngudi cd
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Tdi nguyen vd Mdi trudng I Ky 1-Thang 1/2011QSDD vdl nhung ngudi cfin dat dl su dung) thdng qua QHSDD, giao dfit, cho thud dfit va thu hdi dat cua cac CO quan Nha nudc cd thfim quyin. Vi vay, cd thd ndi dfit dai chi'nh la ylu to dfiu vao quan trpng (dilu kien cfin) dl TTQSDD ndi riing va thi tradng BDS ndi chung cd thl van hanh dupe.
Dfii dai ed gia (gifi tri va gia ca), gifi dai la thfinh phan cua gifi dfiu vfio trong mpi boat ddng san xufii, dich vu. Gia dfii cfin phai dupe dilu tilt de dam bfio d mQc hop ly vi nd cd tfic ddng tnic tiep vfio gifi hang hda va day lfi tac ddng mang tfnh quylt dinh vfio sy hinh thfinh gia hang hda BDS. Chfnh vi vay, dilu tiei dupe TTQSDD dfin tdi dieu tilt dupe TTBDS ndi rieng vfi thi tradng hang hda ndi chung. Gia dfit cung ehfnh lfi cdng cu dl tao ngudn thu cho ngan sfich Nha nudc (tfnh tiln khi giao dfii, cho thud dfit, thue dfit...) va dam bao cdng bfing xa hdi (tinh gia bdi thudng khi thu hdi dai...). Vi vay, Nha nudc dilu tiii gia dai mdt each hpp ly ddng vai trd quylt dinh trong dfiu tu phfit triln kinh t l va dam bao dn dinh xa hdi.
Dfit dai, hay ndi rdng ban la BDS, la ngudn tai san khdng Id.
chilm ty le cao trong tdng tfii san qud'c dfin, d mQc 50% tfii san tai cac nudc tien tie'n va 75% tfii sfin cua cac nudc dang phfit triln. Tuy nhidn, khdng phai qud'c gia nfio cung khai thfic tdi tilm nang tao vd'n cua dfit dai. O My, ngudn vd'n quan trpng nhfit cua cfic doanh nghiep mdi khdi lap la vd'n tao ra tu vide the chfip nhfi d cua cfic chu doanh nghiep. Trong khi dd tai cac nudc thudc The gidi ihQ 3 xa cfic nudc dang trong qua trinh chuyin ddi sang kinh t l thi irudng, dfit dai va BDS ndi chung dupe \'d'n hda d mQc thfip. Nudc ta dang trong giai doan dfiu CNH, HDH ddi hdi nhilu vd'n dfiu tu cho phat triln ha tang. Cfic doanh
nghiep. hd gia dinh, ca nhan cung cd nhu cfiu vl vd'n d l phfit trien san xuat, kinh doanh, cai thidn dilu kien sd'ng. D l dfit dai cd the tao ra vd'n mdt each thuan Ipi, Nhfi nudc da ban hanh nhilu chfnh sfich, quy dinh phap luat eho phep phfin dinh ro cac quyin tai san ddi vdi dat dai vl mat phfip ly, dia ly, kinh t l lam cho cfic quyen dd cd thl dupe nfim giu vfi giao dich nhu mdt hang hda.
Trdn thyc td', viec tao vd'n tfl dat dai cdn nhilu khd khan, dae biet lfi ngudn vd'n tryc tie'p phyc vy cho viec tao quy dfit cua Nha nudc va phfit triln TTBDS.
Mpt so \ a n de co ban ve TTQSDD hien nay d nudc ta
Luat Dfit dai 2003 cho phep QSDD dupe tham gia thi trudng BDS, quy dinh cu thl nhung loai dfit dupe tham gia vfio TTBDS, cfic dilu kien de dfit dai tham gia vao TTBDS, thfla nhan td chflc tu van gifi dfit, giao dich QSDD (Dieu 57).
Day la nhung ca sd phap ly tao dilu kien cho sy phfit triln TTQSDD ndi rieng va TTBDS ndi chung. Trong qufi trinh thyc hien cfic ndi dung trdn, hien nay TTQSDD cd mdt so vfin de ca bfin sau:
He thd'ng phfip luat ve dfit dai cdn cd khofing trdng khfi ldn vl he thd'ng tfii chfnh dat dai, chua cd du chinh sfich dilu tilt bfing cdng cu kinh t l ddi vdi ngudi sfl dung dfit, cfic quy dinh vl cfic khoan thu tfl dfii chua ddi mdi ddng bd vdi nhimg thay ddi trong chfnh sfich dfii dai.
Dilu tilt gia tri sfl dung cua dfii vl CO ban thdng qua cac phuang an quy hoach. KHSDD (qua cac hinh thflc giao dai. cho thud dfit, chuyen muc dfch sfl dung dfit) vfin cdn nhilu ye'u kem, tuih kha thi chua cao, chua hd trp thyc sy cho dinh hudng phat triln ben vung, chua dilu till cd hieu qua ddi vdi thi tradng so cap.
TTQSDD hien na} dupe van hanh trong co c b l tai chi'nh 2 gifi dfii (gifi dupe quy dinh trong khung gia cua Nha nudc va gia thi tradng).
Vide dilu tilt 2 thi tradng ca ban cua TTQSDD lai theo 2 co c b l khfic nhau: Thi tradng sa cfip dupe dilu tiet theo gia dfii do Nha nudc quy dinh, nhung thi tradng thfl cfip phfin ldn lai do gifi thi tradng dilu till. Sy chenh lech gifla 2 mflc gifi dfii qua ldn se nay sinh hien tupng tham nhung trong quan ly, dfiu ca trong su dung, cfit gifl tiln tilt kiem trong dfin vfio BDS. "Cung" vfi "cfiu" ddi khi chua gap nhau vi cdn xay ra hien tupng "cung ao" va "cau ao".
Gifi dfit do Nha nudc quy dinh tuong ling vdi mdt muc dfch su dyng dat nhfit dinh, nhung tren thyc tlviec sfl dung mdt thfla dat vao nhilu muc dfch khac nhau d Viet Nam lfi phd biln (dai d kit hpp vdi san xuat, kinh doanh, dich vu...) dilu nay se dfin din theo quy dinh cua Nha nudc d 2 vi trf tuong ty nhau se cd gifi dai nhu nhau nhung khi xet vl kha nang sinh ldi neu 1 thfla dupe sfl dung vao nhilu muc dfch se cao hon vfi he sd chenh lech cd the len tdi 8 - 10 Ifin.
Tren TTQSDD, viec tao vd'n tfl quy dfii chu ye'u lfi viec thu ngan sfich qua viec thu tiln sfl dyng dat, tien thue dat, thul va cac loai phf liln quan tdi qufin ly va sfl dung dfit.
Ddi vdi TTQSDD thfl cfip chu ylu dupe thyc hien qua kenh tfn dyng cd bao dam thanh toan bfing the chfip QSDD va quyin sd bflu BDS; qua chuyin nhupng, cho thul, gdp vd'n bfing QSDD. Tuy nhien, qufi trinh tao vd'n nay cung cdn nhilu ban che do thi tradng QSDD chua phat trien ddng deu, dae biet d khu vyc ndng thdn, khdng thuan Ipi cho viec thu hdi np vay the chap bfing QSDD;
hinh thQc gdp vd'n bfing QSDD chua phd biln. Co che thyc hien chua dfip ung dupe \'di ddi hdi cua thyc tiln Tdi nguyen vd Mdi trudng | Ky 1 - Thang 1/2011 j Q
nhfim tao ngudn dau tu phat tnen bfing chi'nh vdn tiem fin cua dfit dai.
Quy dinh phap luat vi q u \ l n xa.
nghia \TI trong quan ly \ a sfl dung dfit cho cac ddi tupng khac nhau hien nay dang cung cdn nhilu diem chua phu hpp, dae biet x6i ddi tupng la ngudi Viet Nam d nudc ngoai xa ngudi nudc ngoai. td chflc nudc ngoai tham gia dau tu \'ao TTQSDD ndi rieng va TTBDS ndi chung.
Mpt sd giai phap nham phat trien TTQSDD
Vdi muc tieu: TTQSDD cfin tao ddng lyc cho qua trinh dfiu tu phat triln kinh te cdng nghidp va dich \ai, da dang hang hda BDS. phat triln thi trudng trong khu vyc kinh doanh vfi thyc hien dl dang viec chuyen gifi tri BDS thanh vd'n dfiu tu. trong thdi gian tdi, cfin tap trung thyc hien mdt sd giai phap ca ban sau:
Sdm hoan thidn he thdng chfnh sfich phap luat ve dfit dai va BDS, dam bao thd'ng nhat, cdng khai, binh dfing. Cfin hoan chinh quy dinh dl QSDD thyc sy tid thanh hang hda, dl dfing chuydn thanh vd'n dfiu tu thdng qua quyin bao lanh, the chap, gdp vdn. Thfl nghiem va tie'n tdi van hanh thi tradng chflng khoan BDS.
Hoan thien vl cdng tac quy hoach - KHSDD nhfim tao ngudn cung dn dinh vl dfit dai. nha d cho TTBDS. ddng thdi phai tien hanh quan ly chat che quy hoach - KHSDD giup Nha nudc chu ddng quan ly loan bd thi trudng dfit dai so cfip vfi dua hpp ly quy dfit \ao thi trudng thfl cap thdng qua bien phap giao dai. cho thue dfit. thu hdi dai phu hpp vdi CO che thi trudng.
Dua ra \'a thyc hien cac giai phap \'e kinli te dai dl dilu tilt \a quan ly TTBDS. dae biet la van dl thul dat. Ddi mdi chi'nh sach tai chi'nh \'e dat dai nhfim dua gia dai xe muc plui hop \ di nhu cau phat triln kinh te - .\a hpi ben ximg. phu hop
vdi chfnh sach dai dai. dae biet tao ca che thu hut manh x6n dau tu kinh doanh BDS bfing \d'n cua cac thanli phan kinh t l trong nudc \'a nudc ngoai. Cfin phan khuc TTQSDD mdt each cu the. chi tilt: Thi tradng chuyin nhupng, thi tradng cho thud, thi trudng the chfip... va cd nhflng quy dinh cy thl vl tai chfnh dfit dai cho mdi loai thi tradng nhfim tang tfnh thanh khoan cua tung thi tradng. Khi thuc hien quyin dinh doat cua Nha nudc vl dfit dai can xfic dinh dung gia cac loai dat. dae biet trong viec giao dfit. cho thue dfit va thu hdi dat dam bao sy cdng bfing, hai hda loi fch cua Nha nudc (dai dien chu sd him), nhfi dfiu tu va ngudi sfl dung dfit.
Hoan thanh he thd'ng dang ky BDS (dfit dai va cac tai san khfic gfin liln vdi dai) theo quy dinh hien hanh. Cfin tin hpc hda he thdng dang ky (dang ky ban dfiu va dang ky biln ddng) dl cai each thu tyc hanh chfnh, tang cudng dieu kien giam sat cua ngudi dan, hd tip tfch cyc viec
chdng tham nhung, lang phf. tilu cyc trong quan ly va sfl dung dfii.
Hoan thien cac qu}' dinh phap luat. chan chinh boat ddng tu van mdi gidi dat dai \'a BDS. Tang cudng Nile thuc hien giao dich cac BDS qua san va lien thdng gifla cac CO' quan. Viec xac lap gifi vfi ghi nhan gia giao dich cua cfic san giao dich BDS la mdt giai phfip ngan chan ^ iec gian lan hoac thdng ddng gifla cac bdn trong thyc hien nghia Ml tai chi'nh vdi Nhfi nudc. Quan ly chat che cac hoat ddng vl dfiu tu kinh doanh BDS, dam bao cho ngudi cd nhu cau thyc te cd the tie'p can fl-yc tilp vdi hang hda BDS theo cac dy fin cua cac nhfi dau tu.
Hoan thien bd may quan ly dai dai, tao co c b l thyc thi nghiem phap luat ve dfit dai, thyc hien cd hieu qua cdng tfic thanh tra, kilm tra viec thyc thi phfip luat, xu ly nghiem cac tradng hpp vi pham phap luat ddi vdi can bp quan ly va ngudi sfl dung dfit.B
NGUON LlJC TAI CHINH...
(Tiip theo trang 17) ndn kinh te) nhfim giai quydi cac
van dl mdi trudng cap thilt.
Nang cao vai trd dilu phdi cua CO quan quan ly mdi trudng trong quan ly, sfl dung ngudn kinh phf sy nghiep mdi trudng d Trung uang va dia phuang; tie'p tuc hudng dfin va tang cudng boat ddng kiem tra.
giam sat cac bd, nganh, dia phuang theo dung chflc nang la ca quan chiu trach nhiem vl chuyen mdn, dilu phdi boat ddng BVMT nhfim sfl dung cd hieu qua ngan sach chi sy nghidp mdi tradng.
Xay dyng va ban hanh cfic chfnh sach cu thl nhfim da dang hda cac ngudn vd'n dfiu tu eho BVMT, dae biet la cac hudna dan cu thl
nhfim thyc hien cac uu dai vl huy ddng vd'n dfiu tu, vl thue, phf da dupe quy dinh tai Nghi dinh sd 04/2009/ND-CP cua Chfnh phii vl uu dai, hd trp hoat ddng BVMT.
Xay dyng co che hach tofin mdi tradng d cap dp doanh nghiep. Hinh thanh khoan muc chi tieu ea ve dfiu tu vfi chi tieu thudng xuyen cho hoai ddng BVMT cua doanh nghiep. Ban hanh va thyc thi nhflng bien phap mang tfnh bfit bupc d l cac doanh nghiep chu ddng va thudng xuyen quan tam dfiu tu cai thien va xfl ly mdi tradng; tuan thu cac qui dinh vl BVMT da cam kit. Nha nudc can tilp tuc uu tien dau tu tfl cfic ngudn vd'n hd trp phat triln chinh thflc cho boat ddng BVMT mdi tradng.•
2 0 Tdi nguyen vd Mdi tradng | Ky 1 - Thang 1/2011
