dfmdn. §aiih '7g. S6 1 (334) - 2020
MOT SO BAT CAP CUA QUY DjNH PHAP LUAT VE DANG KY GIAO DjCH BAO DAM VA GIAI PHAP KHAC PHUC
• ThS. B O A N THj NGQC H A I *
Tdm tdt: Bdi viit neu len mpt so bdt cap cua quy dinh phdp lugl ve ddng ky giao djch bdo ddm vd dua ra nhimg gidi phdp khdc phuc.
Abstract: The article highlights some inadequacies of legal provisions on secured transaction registration and offers overcoming solutions.
1. Quy dinh cua phap luSt vh dang ky giao dich bao dam
Thir nhdt, ve cdc logi tdi sdn duac sii: dung de ddng ky giao dich bdo dam
Bg lugt Dan sg nam 2005 quy dinh cu the tai san bao dam cd thd la vat (Didu 320); tien, giay td ed gia (Dieu 321); quyen tai san (Didu 322).
Dieu 295 Bg luat Dan su nam 2015 chi quy dinh chung la "tai san bao dam", tuy nhien, theo dinh nghTa "tai san" tai Dieu 105 Bg luat Dan su nam 2015 thi tai san khdng cd gi thay ddi, tai san van bao gom tidn, giiy td cd gid va quyen tdi san va phai ddp ling eac dieu kien sau: (i) Tai sdn bdo dam phai thugc quyen sd hiiu ciia ben bao dam, ngoai trii hai bien phdp bdo ddm Id bdo luu quyen sd huu vd cam giii tai san. (ii) Tdi sdn cd the dugc md td chung nhung phdi xac dinh dugc. Do tai san bao ddm ed the la tdi sdn hidn cd hoac tdi sdn hinh thanh trong tuong lai, nen luat quy dinh tai sdn CO the dugc mo td chung nhung phdi xdc dinh dugc. Md ta chung tue Id khong the cy the hoa logi tdi san dd, vi thuc te nd chua hinh thdnh hoac chua hinh thdnh mot cdch ddng bo nhung phdi
xdc dinh dugc dd co co sd xir Iy chinh xac loai tai san dd khi phat sinh vide xu Iy tai sdn bao ddm.
(iii) Gia tri cua tai sdn bdo dam cd the Idn hon, bdng hoac nhd hon gid tri nghia vu dugc bao ddm. Thdng thudng, gia tri tai sdn bdo dam phai ldn hon gia tri nghia vu dugc bao dam de khi xii Iy tai san bao ddm thi sd tidn thu dugc tii vipc ban tai san bdo dam cdn de thanh toan cac nghTa vy tdi ehinh khac nhu chi phi bdo qudn, chi phi xvt ly tdi sdn. Tuy nhien, cdc ben cd the thda thuan gia tri tai san bao dam bang hogc nhd hon gia fri nghTa vu bao dam. (iv) Tai sdn bdo ddm cd thg la tdi san hipn cd hoac tdi san hinh thanh trong tuong lai. Bg luat Dan su nam 2015 cho phep tai sdn hinh thdnh trong tuong lai dugc phep dung Idm tai san bao dam. Trudc day, Bg luat Dan sy nam 2005 cd quy dinh vat dimg dd bao ddm nghia vu dan su ed the Id vat hinh thanh trong tuong lai (Dieu 320), nhung khdng quy dinh tai san ndo la tai san hinh thanh trong tuang lai. Bg luat Dan sy nam 2015 da quy dinh cu thd tai san hinh thdnh trong tuang lai, bao gdm tai san chua hinh thdnh, tdi sdn da hinh thanh nhung chii the xac lap
(XJudn, §anh ^g S6 1 (334) - 2020
quyen sd hiru tdi sdn sau thdi didm xac lap giao dich (khodn 2 Didu 108).
Ddi vdi mgt tai san dung dd bdo ddm thuc hidn nhieu nghTa vu, eung nhu Bp luat Ddn su nam 2005, Bg ludt Dan su nam 2015 quy dinh cu the tai Dieu 296 vd m^t tai san cd thd dugc dung de bao ddm thuc hien nhieu nghTa vy khi ed cde didu kien: (i) Tdi sdn bdo dam ed gia tri tai thdi diem xac Igp giao dieh bao ddm I(5m hon tdng gid tri eac nghTa vy dugc bao dam, tru trudng hgp cd thda thugn khac hoac phdp ludt cd quy dinh khac;
(ii) Bdn bdo ddm phdi thdng bao cho ben nhan bao dam sau khi bi^t ve vi^e tdi sdn bdo dam dang dugc dung dd bdo dam thgc hipn nghia vu khac; (ii) Moi Ian bdo dam phdi dugc Idp thdnh van bdn.
Thir hai, ve cdc bi?n phdp bdo dam thi/c hien nghia vu
Bp luat Dan sy nam 2015 quy dinh 09 bien phdp bdo ddm thuc hipn nghTa vu (Didu 292), ngoai 07 bien phap da dugc quy dinh tai B6 ludt Ddn su nam 2005, Bg luat Dan su nam 2015 bo sung 02 bipn phap la bdo luu quydn sd hiJU va cdm giu tdi sdn. Trong do:
- Ve bao luu quyen sd hiru:
Bipn phap bdo luu quyen sd huu dugc quy dinh tir Didu 331 ddn Didu 334 Bg luat Dan su nam 2015. Theo dd, bao luu quyen sd hiiu dugc quy dinh: Trong hgp ddng mua ban, ben ban cd the bdo Ixru quyen sd huu ddi vdi tdi sdn (ddi tugng ciia hgp ddng) cho den khi ben mua thuc hien ddy dii nghia vu thanh toan cho ben bdn. Viec bdo luu quydn sd huu phdi dugc lap thdnh van ban rieng hoac dugc ghi trong hgp ddng mua ban va phdt sinh hieu lue ddi khang vdi ngudi thii ba ke tir thdi didm dang ky. Trong
trudng hgp ben mua khong hoan thdnh nghia vy thanh todn cho ben ban theo thda thuan thi ben ban cd quyen doi lai tai sdn va ben ban hoan tra cho ben mua so tien ben mua da thanh todn sau khi trii di gid tri hao mdn tdi san do sii dung.
Trudng hgp ben mua lam mat, hu hdng tai san thi ben ban cd quydn yeu cdu boi thudng thiet hai.
Nhu vdy, bdo luu quyen sd hiiu Id bien phap bao dam thuc hien nghTa vu gan vdi hgp dong mua ban tai sdn, md cu thd Id hgp ddng mua ban tai sdn theo hinh thirc mua tra chgm, trd ddn (hay cdn ggi la tra gdp) dugc quy dinh tai dieu 453 Bg lugt Dan su nam 2015: "Cac ben ed the thda thudn ve viec ben mua trd cham hoac trd ddn tien mua trong mot thdi ban sau khi nhan tai sdn mua.
Ben ban dugc bao luu quyen sd huu ddi vdi tai san ban cho den khi ben mua trd du tien, trii trudng hgp cd thda thuan khdc".
- Ve cam giii tdi san:
Bipn phap cam giii tai san dugc quy dinh tit Dieu 346 den Dieu 350 B6 luat Dan su nam 2015. Dieu 346 quy dinh: "Cdm giu tai sdn Id viec ben co quyen (sau day goi la ben cam giu) dang nam giii hgp phap tai san la ddi tugng eua hgp dong song vu dugc chidm giu tdi sdn trong trudng hgp ben cd nghia vy khong thuc hien hoac thuc hien khong dung nghia vu".
Khac vdi bien phdp "cdm cd", tdi san cam cd phdi thugc sd huu cua ben cam cd, doi vdi cam giir tai san thi tdi sdn cdm giu chinh Id ddi tugng ciia hgp ddng song vu de bao dam cho chinh viec thuc hien nghTa vu lien quan den tdi san bi cam giu do. Vi du, theo hop ddng sita chiia xe 6t6 giiia anh A (chii gara xe) va anh B, thi anh A se thay the thidt bi dieu hda trong xe ciia anh B vdi gia 20 trieu ddng. Tuy nhien, den ngay giao xe
Ddn chCi & Phdp ludt I
%udn §anh Qg S6 1 (334)- 2020
theo thda thuan, anh B khong thanh toan tien cho anh A. Anh A cd quydn cam giii chiec xe oto de dam bdo anh B phai tra s6 tidn thay the thiet bi eho minh. Viec cdm giu tdi sdn phdt sinh hieu lye doi khdng vdi ngudi thit ba ke tCr thdi diem bdn cdm giii chiem giu tai sdn.
Tuang tu nhu bdo luu quyen sd hiiu, cam giir tdi san cung khdng phai Id quy dinh mdi trong Bp luat Dan sg nam 2015, tai Didu 416 Bo ludt Ddn sg nam 2005 ve cam giii tai san trong hgp dong song vy da cd quy dinh ve cdm gitt tdi sdn, chi khac la chua dugc quy dinh Id mot bien phdp ddm bao ma thdi.
- Ve the chap tdi san:
Ddi vdi tai san thd chap (Dieu 318), khdc vdi Bd luat Dan sg nam 2005 chi khi cd thda thudn thi tai san gan lien vdi dat mdi dugc xem Id tai san the chap (Didu 716 Bg luat Dan su nam 2005), Bg ludt Dan sy nam 2015 quy dinh: "Trudng hop the chap quyen sit dung dat md tai sdn gan lien vdi dat thupc quyen s6 hiiu ciia ben the chap thi tai sdn gan lien vdi ddt ciing thugc tdi san thd chdp, tiix trudng hgp cd thda thudn khdc"; "Trudng hgp tai sdn the chdp dugc bao hiem thi ben nhan the chap phai thdng bao cho to chuc bao hiem bidt ve vipc tdi san bao hiem dang dugc dung de the chap. Td chitc bao hiem chi tra tien bao hiem true tiep cho ben nhan the chap khi xay ra sy kien bdo hidm".
Dieu 325 Bg luat Dan sy nam 2015 quy dinh ve the chap quyen sii dung ddt md khdng thd chip tai sdn gan lidn vdi dat. Quyen sit dung dat, nha d vd cac tdi sdn khdc gan lien vdi dat Id nhiing loai tai san dugc lya chgn phd bien de thd chip bdo dam thuc hien nghia vy. De tao dieu kien thuan lgi, linh hoat nhdt cho cac chii the tham gia
vao quan he the chap quyen sii dyng dat, tai san gan lien vdi dat, Bg luat Dan su nam 2015 lin dau ghi nhan vipc tach hai loai tai sdn vd dp dyng che do phap Iy dgc lap khi trd thanh doi tugng cua bipn phdp thd chap, eu the: (i) Khi thd chap quydn su dung dat ma khong the chap tai sdn gin lien vdi dat va ngudi sir dung ddt dong thdi Id chii sd hiiu tai sdn gan lien vdi dat tiii tai sdn dugc xii ly bao gom ca tai san gan lien vdi dat, tru trudng hgp CO thoa thudn khde; (ii) Khi the chip quyin su dung dat ma ngudi su dyng dat khong ddng thdi Id chu sd hiiu tai sdn gan lien vdi ddt thi khi xir Iy quydn su dyng dat, chii sd htru tdi san gan lien vdi dat dugc tiep tyc sir dung dat trong pham vi quyen, nghTa vu ciia minh; quyen vd nghia vy ciia ben the chap trong moi quan hp vdi chii so hiiu tai san gan lien vdi dat dugc ehuyen giao cho ngudi nhdn chuyen quyen sir dyng dat, trit trudng hgp cd thda thuan khac.
Thu ba, ve noi dung dang ky giao djch bdo ddm (bien phdp bdo ddm) theo quy dinh cua phdp ludt hien hdnh
Theo quy dinh tgi Nghi dinh sd 102/2017/ND- CP ngay 01/9/2017 cua Chinh phu vd dang ky bien phdp bdo dam (Nghi dinh s6 102/2017/ND- CP) thi viec dang ky bien phdp bao dam la vi?c CO quan dang ky ghi vdo s6 dang ky hoac nhgp vao CO sd dil lieu vd vipc ben bdo dam dung tai sdn de bdo dam thyc hien nghia vy ddi vdi ben nhan bdo dam. Do do, dang ky giao dich bdo ddm gdm nhiing ngi dung sau:
- Cac bien phap bdo dam phai dang ky bao gdm: The chap quydn sit dyng ddt; the chap tai sdn gan lien vdi dat tiong trudng hgp tai sdn do da dugc chiing nhan quydn so huu tren Giiy chiing nhan quydn sii dung dat, quyen sd hvca nhd
(Xjudn ^anh ^g S6 1 (334)- 2020
d; cam co tdu bay, the chdp tau bay; the chap tdu bien.
- Cdc bien phap bao ddm dugc dang ky khi co yeu cau gom: The chap tai san la dgng san khac;
the chap tai sdn gan lien vdi dit hinh thdnh trong tuong lai; bdo luu quyen sd hiiu trong trudng hgp mua ban tai sdn gan lien vdi dat, tai san gan lidn vol dit hinh thanh trong tuang lai, mua ban tdu bay, tdu bien, mua ban tdi san Id dgng sdn khac cd bdo luu quyen sd hihi.
- Co quan cd tham quyen dang ky, cung cap thong tin ve bien phdp bdo dam bao gom: (i) Cue Hang khong Vipt Nam true thugc Bg Giao thdng van tai thuc hien dang ky, cung cap thdng tin ve bipn phdp bdo dam bang tdu bay; (ii) Cue Hdng hdi Viet Nam hoac Chi eye hdng hdi, Cdng vu hang hdi theo phan cap cua Cyc Hang hai Vipt Nam true thugc Bg Giao thdng van tdi (ggi ehung la CO quan dang ky tdu bien Viet Nam) thyc hien dang ky, cung cap thdng tin ve bien phap bao dam bang tdu bien; (lii) Chi nhanh Van phdng dang ky dat dai vd Van phdng dang ky ddt dai tryc thugc Sd Tdi nguyen vd Moi trudng (ggi chung la Van phdng dang ky dat dai) thuc hien dang ky, cung cap thdng tin ve bien phap bao dam bdng quyen sir dung dat, tai san gan lien vdi dat; (iv) Trung tam Dang ky giao dich, tdi sdn cua Cyc Dang ky quoc gia giao dich bao dam thugc Bg Tu phap (ggi ehung la Trung tam dang ky) thuc hien dang ky, cung cap thdng tin ve bien phap bdo ddm bang dgng sdn vd cac tai san khdc khong thugc tham quyen dang ky cua cac ca quan neu tren.
- Phuang thitc nop ho so dang ky bien phdp bdo ddm: Ngudi yeu cdu dang ky cd thi nop hd sa dang ky bien phdp bao dam theo mot trong cdc
phucmg thiic sau: Qua he thdng dang ky true tuyen; nop tryc tidp; qua dudng buu dipn; qua thu dien tii tiong trudng hgp ngudi yeu cdu dang ky da dugc cap ma sd sit dung ca sd du lieu vd bien phap bao ddm.
- Thdi ban giai quyet hd so dang ky bipn phap, cung cap thong tin vd bien phdp bdo dam: Co quan dang ky, cung cap tiidng tin ve bi^n phdp bao ddm ed trdch nhiem gidi quyet hd so dang ky, cung cap thdng tin trong ngay nhan hd so hgp Id, neu nhan ho so sau 15 gid, thi hoan thanh vide dang ky, cung cdp thdng tin ngay trong ngay lam vide tiep theo; trudng hgp phdi keo ddi thdi gian giai quyet hd sa, thi ciing khdng qua 03 ngay Idm vide. Trudng hgp nop hd sa dang ky bien phap bdo ddm bang quyen su dung ddt, tdi sdn gan lien vdi dat tai Uy ban nhan dan cap xa hoac npp hd sa tai bg phdn tiep nhan va tra ket qua theo co che mgt ciia, thi thdi han gidi quyet hd so dang ky dugc tinh tir ngay Van phdng dang ky dat dai nhan hd so do Uy ban nhan dan cap xa hogc do bg phdn tiep nhdn va tra ket qud theo ca che mgt cita chuyen den.
- Ddi vdi cong bo thdng tin ve bipn phap bao ddm, chdm nhat 05 ngay lam vipc, ke tir thdi diem dang ky bien phap bdo ddm bdng dy dn dau tu xdy dung nha d, du an dau tu xay dgng cong trinh. Van phdng dang ky ddt dai cd trach nhipm giri thdng tin cho Sd Tai nguyen va Mdi trudng de cong bo tidn trang thdng tin dien tii cua Sd nay. Thdng tin dugc cong bo gdm: Ten du dn, dia chi cua du dn, ben bdo dam, ben nhan bao ddm, tdi sdn bdo dam, thdi diem dang ky...
2. Mgt so b i t cap va giai phap khdc phuc Mgt la, cdc quy dinh phap ludt vd dang ky giao dich bdo dam nam rai rac tai nhidu van bdn
Ddn chCi & Phdp ludt I
(Xiudn^ ^anh ^g S6 1 (334) - 2020
khdc nhau dan den vide tta cim, dp dung phdp ludt cdn gap nhieu khd khan. Lidn quan ddn dang ky giao dich bao dam thi cd Nghi dinh so 102/2017/ND-CP; Thong hi s6 08/2018/TT-BTP ngay 20/6/2018 eua Bo Tu phap hudng dan mgt sd vdn de ve dang ky, cung cap thong tin ve bidn phap bao dam, hgp dong va trao ddi thdng tin ve dang ky bidn phdp bdo ddm tai eac Trung tam dang ky giao dich, tai san cua Cyc Dang ky quoc gia giao dich bdo dam thugc BO Tu phap; Thdng tu s6 09/2016/TTLT-BTP-BTNMT ngdy 23/6/2016 cua Bg Tu phap - B6 Tdi nguyen va Moi trudng hudng dan viec dang ky the chap quydn sii dyng ddt, tdi sdn gan lien vdi dat... Vi dugc quy dinh d nhieu van bdn phdp luat nen vipc gidi thich phap ludt, xae dinh tham quyen, thu tuc dang ky giao dich bdo dam edn tan man, chua thdng nhat. Do vay, nen quy dinh ve vdn de nay thdng nhdt trong mgt van ban cu the de ca nhan va doanh nghipp de ddng tta cuu.
Hai Id, vipc dang ky giao dich bdo dam dugc thyc hidn d nhidu co quan khde nhau tuy thugc vao mdi loai tdi sdn the chap hay cam cd. Ddi vdi tai san bdo dam la bit dgng sdn thi tien hanh dang ky tai Chi nhanh Van phdng dang ky quyen su dung dat va Van phdng dang ky quyen sit dung ddt thugc Sd Tdi nguydn va Mdi trudng. Trong khi do, ddi vdi loai tai sdn la dgng san noi chung thi tien hdnh dang ky tai Trung tdm Dang ky giao dich, tai san eiia Cue Dang ky qudc gia giao dich bdo dam thugc Bd Tu phdp. Ddi vdi tai sdn bdo ddm Id tau bay, tau bien thi viec dang ky giao dich bdo ddm dugc thuc hien tai Cue Hdng khdng Viet Nam, Cyc Hang hdi Viet Nam hoac Chi eye hang hdi Cdng vu hdng hdi thugc Cyc Hang hdi Viet Nam. Vd dang ed mgt thgc te Id, co doanh
nghidp phai the chip, cim c6 nhieu tai sdn de bao dam thgc hien nghTa vy tta ng tai mgt ngan hang thi doanh nghiep bupc phai di ddn nhidu co quan de thuc hien vipc dang ky giao dich bdo dam, nen chi phi, thdi gian de dang ky vipc the chip, cam c6 tai san ciia doanh nghipp bi tang ldn, gay kho khan cho doanh nghipp trong qua trinh hodn thdnh thil tuc dang kJ' giao dich bao dam.
Ben canh do, cung chinh tut vide phdn chia nhieu ea quan dang ky giao dich bao ddm din ddn tinh trang thii tue dang ky giao dich bdo dam tai nhidu dia phuang khong thdng nhit. Thuc ik, cung mgt loai tdi san bdo dam, dac bidt Id tdi san bdo ddm la quydn sOr dung ddt, mdi noi cd su hudng din khdc nhau ve ho so, giiy td thii tuc chua dung vdi quy dinh. Trong mgt so trudng hgp, thdi gian tiep nhgn ho so dang ky- giao dich bdo ddm chua tudn thd diing quy dinh, mgt s6 co quan lai quy dinh mgt each ciing nhac Id ehi nhan ho sa vdo mgt so ngay nhat dinh ttong tudn, gay khd khan cho ngudi di dang ky. Do dd, nen quy djnh thdng nhat tham quyen dang ky giao dich bdo ddm de tiet kipm chi phi vd thdi gian di Igi eho cd nhdn va doanh nghipp.
Ba la, doi vdi viec tta ciru thong tin ve giao dich bdo ddm eiing gdy khong it kho khan eho ca nhan va doanh nghiep. Hien dang ky giao dich bao dam dugc chia thanh loai tai san la d$ng sdn vd bat dpng san vd dugc thuc hien boi nhieu co quan dang ky khae nhau. Doi vdi trudng hgp nhieu tdi sdn khac nhau eung de bao ddm nghTa vy thi ngan hang se phai tidn hanh thii tye tta cini tai nhieu ca quan khac nhau. Vi vgy, ndn quy dinh thong nhdt dau mdi eung cap thdng tin de ca nhdn va doanh nghipp de dang truy cap khi cd nhu ciu G
