• KHOA HOC XA H 6 I •
MOT SO QUY DINH VE DAT COC VA THl/C TI^N GIAI QUYET TRANH CHAP DAT COC THEO
PHAP LUAT DAN SU* HIEN HANH
VUTHUYUNH'*'
Tom tat: Cac quy dinh ve dit cgc trong phap luat dan sii la mpt nhu ciu tat yeu ciia sU phat trien kinh te d Viet Nam hien nay de dam bao viec thuc hien nghia vu cua cac ben khi tham gia vao cac quan be dan sU. Mac du cac quy dinh nay da giup tao ra hanh lang phap ly an toan eho cac ben tham gia giao dich: tuy nhien, mpt so'van de hen quan den dit cgc van chUa dugc giai quyet triet de trong Phap luit dan sU. Dieu niy cd the din den tinh trang khd khan trong viec ap dung phap luat de giai quyet tranh chap cUng nhu chua co tmh thd'ng nhat trong he thd'ng pbap luit. Bai viet nay phan tich thiic trang ve viec giai quyet tranh chip dit cgc theo phap luit dan sii vit de ra mpt so giai phap giup hoan thien he thd'ng phap luat va thiic day cac giao dich dan sii. phat trien kinh te.
Tif khoa: Phap luat dan sU; dat cgc; tranh chip dit cgc; tai san.
Abstract: Regulations on deposit in civil law play an essential role in ensuring obligation fulfillment between parties in civil relations, thus supporting economic development. While these regulations have provided the legal corridor to parties involving in transactions, there remain issues that require further improvement. This situation leads to difficulties in applying regulations on deposit to settle disputes and maintain consistency in the legal system. This article analyzed the .-iituiition of payment dispute settlement according to civil law and proposed solutions to improve the legislative system and promote civil transactions and economic growth.
Keywords: Civil law, Deposit, Payment Dispute, Property.
Ngay nhan bai: 10/02/2020; Ngay sda bai: 02/3/2020; Ngay duyet ding bai: 14/4/2020.
Dat v a n de bao dam thtJc hien ngbia vu dd la: cam co, Giao dich dan sU la phifdng tien phap ly the cha'p, dat coe, ky cUpc, ky quy, bao iKu quan trpng nha't trong giao lUu dan sil, quyen sP hiiu, bao lanh, tin cha'p, cim glut khi xac lap giao dich dan sU, da sd'cac ben tai san.
tham gia deu mong mud'n thiic hien day Dat cpc la mdt bien phap bao dam thUc dii cac cam ket ciia minh, nhUng ciing cd hien nghia vu dan sti, vdi Uu diem de thtic nhiing trUdng hdp vi ly do khach quan hay hien, tinh an toan cao, tinh rang budc chac chii quan, ma mdt trong cac ben da vi chan va cd tinh che tai nghiem khae, diide pham nghia vu ciia minh gay thiet hai eho cac ehii th§ sti dung kha pho bien trong chii the edn lai, day la nguyen nhan dan giao dich dan sil ndi ehung, dac biet la de'n tranh cha'p va ba't on eho eac quan he trong cac giao dich dan sii lien quan de'n phap luat dan sii. De gdp phan han che va
thtic dav giao luu d a n sii p h a t t r i e n , Bd n ^ns., Vien Kilm sat nhan dan quan Hai Ba Trang.
l u a t D a n sU 2015 quy d m h 9 bien p h a p thanh phoHa Noi: Email: vuthuylinhvks®gmail,com SO 5-2020 NHAN LU1C KHOA HOC XA HOI [ |
MQT SO qi-y DINH vt DAT COC VA T H l T TIEN..
cac ddi tUdng la ba't ddng s a n cd gia tri ldn n h u quven >u d u n g dat, quyen sd b ^ u n h a d. Tuy n h i e n . cac quy dinh p h a p luat ve dat coe chiem vi tri rat nhd t r o n g Bd luat Dan su (BLDS), chi cd mdt dieu l u a t duy nha't, va viec h u d n g d a n a p d u n g giai guvet cae t r a n h cha'p lien q u a n den dat coe eung h a n che, rai rac trong mpt so' van ban, va c h u a co tinh t h o n g nha't. Xhiintj p h a n tieh ve dat cpc mdt each cd he thdng se ddng gdp d a n g ke t r o n g viec n a n g cao n h a n thuc cua cac chu t h e khi ap dung bien p h a p bao d a m nay.
1. M o t s o q u y d i n h v e d a t c o e t h e o p h a p l u a t d a n sU h i e n h a n h
J.J. Vie khai niem dAt cgc
P h a p luat Viet Nam ghi n h a n dat epc la mdt bien p h a p bao dam thiic hien nghia vu dan sU.
Khoan 1 Dieu 328 Bd luat Dan sU 2015 quy dinh: "DM cgc la viec mpt ben (sau day ggi la ben ddt cgc) giao eho ben kia (sau ddy ggi la ben nhan d$t ege) mpt khoan tien ho$c kim khi quy, da quy hoac vat ed gia tri khae (sau day ggi chung la tai san dat cgc) trong mpt thdi ban de bao dam giao kit hoac thUe hien hgp dong'^K
Ve b a n chat, d a t cpc chinh la sU thoa thuan giUa cac ben. Nghi quyet 01/2003/NQ-HDTP ngay 16/4/2003 ctia Hdi dong t h a m p h a n Tda an n h a n d a n td'i cao hudng dan ap dung p b a p l u a t trong viec giai quyet mdt so' loai t r a n h chap d a n sti. hdn n h a n va gia dinh. da k h a n g dinh
"f/j().( thuan daf cpc 7a mpt giao dich dan sU". theo dd mdt ben se giao cho b e n kia mpt tai san t r o n g mdt thdi b a n n h a t dinh n h a m muc dich giao ket hpp ddng hoac thtic hien hdp dong hoac ca h a i miic dich t r e n : ca h a i b e n deu cd n g h i a vu tbtic hien n h i i n g dieu da t h d a t h u a n . Neu mdt t r o n g h a i ben chti t h e k h d n g tbtic hien n g h i a vu da cam k e t t h i p h a i chiu h a u
q u a ma't epc hodc bi p h a t cpc. tuy \"=*'^
tUng ben vi pham'"'.
Q u a n diem t r u y e n thd'ng eho rang d^t cpc la p h u luc eua hdp dong m u a ban hoac hdp dong dich vu. Q u a n diem nay da k h d n g cdn p h u hdp. \ ' e nguyen tk. P""^
luc hdp dong chi dUde thiet lap sau khi co hpp dong chinh. Neu coi dat cpc la phu luc hpp dong thi cd n g h i a la: bdp ddng co n g h i a \ u dupe bao d a m da binh t h a n h , t r e n cP sd dd phii luc hpp dong mdi dUpc xay dung. Dieu n a y se khdng dting vdi quy dinh tai Dieu 358 BLDS 2005 (Dieu 3 2 8 BLDS 2015) ve thdi didm hinh t h a n h bien p h a p d a t cpc, bdi le trUPng hpp cac ben thoa t h u a n d a t cpc n h a m muc dich giao ket hdp dong thi t u y cac ben chUa t h o a t h u a n xay diing, t h i e t lap hpp dong c h i n h thUe, chUa h i n h t h a n h n g h i a vii t r o n g h d p dong nhUng n g b i a vii t r o n g giao dich d a t cpc da xua't hien. Vi vay, coi d a t cpc la p h u luc hdp dong se la t h i e u ed sd p h a p ly va thiic te.
D a t cpc la mpt giao dich d a n sU dac biet, nd viia cd tinh ddc lap tUdng dd'i lai vxia cd mdi q u a n h e k h a n g khit vdi hdp dong cd nghia vu dUde bao dam. Cu the:
- N e u hdp dong cd n g h i a v u dUdc bao d a m bi vd hieu, bi b u y bo, hoac ddn phUdng cha'm diit tbtic b i e n m a eac b e n c h u a t h u c b i e n bdp dong do t h i giao dich bao d a m cha'm diit.
- Neu h p p dong cd n g h i a v u dupe b a o d a m vd hieu, bi b u y bo, boae ddn phUdng cha'm dUt tbtic h i e n m a da thiic hien m d t p h a n hoac t o a n bp h d p dong cd n g h i a vu dupc bao d a m t b i giao dich bao d a m k h d n g cha'm dUt, trU trUdng hpp cd t h d a t h u a n k h a c . Khi dd b e n n h a n bao d a m cd
"Khoan 1, dieu .328, BolufttDan s a 2 0 1 5 - Nghi tiuyct 01/200.-VNQ-HDTP ngSy 16/4/20():j <
H6i dong th^m phan Toa an n h a n dan tm cao.
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W THLT LINH quyen xii ly tai san bao dam de thanh
toan nghia vu hoan tra cua ben cd nghia vu ddi vdi minh.
- Neu giao dich bao dam vd hieu, hi hiiy bo, hoac ddn phUdng eha'm diit thiic hien khdng lam cha'm diit hdp dong cd nghia vu dUdc bao dam, trii trUdng hdp ed thda thuan khae.
1.2. Ve ddi tugng cua dat cgc
Trong giao dich dat cpc, tai san dat epc la va'n de dupc cac chu the ra't quan tam.
Tai san dat cpc chinh la dd'i tupng tnic tiep bao dam quyen ldi eua eac ben chii the nhUng cung co the la nguyen nhan dkn de'n tranh chap hoac se khdng bao dam dUdc quyen lpi cua cae chti the khi nd dupe tbtic hien khdng diing phap luat.
Theo quy dinh tai Dieu 358 BLDS nam 2005 (Dieu 328 BLDS 2015) thi ddi tupng ciia dat cpc la tien hoac vat (kim khi quy, da quy ho$c eae vat ed gia tri khac), khdng phai tai san nao eiing ed the sdi dung de dat cpc. Quyen tai san va gia'y td ed gia khdng dupc BLDS quy dinh la tai san dung de dat epe. Ngoai ra de trcf thanh dd'i tupng cua bien phap dat cpc, cac tai san dat cpc phai dap iing dieu kidn nha't dinh.
Thd nhat, neu doi tugng cua dat cgc la tien
Hieu theo nghia rdng, tien la vat ngang .gia chung trong giao lUu dan sii, bao gom ca npi te. ngoai te. Tuy nhien, ve nguyen tac, tien la ddi tUdng eua dat cpc phai la ddng Viet Nam dang lUu hanh rpng rai khdng the la ngoai te theo quy dinh tai Khoan 13 Dieu 1 Phap lenh st(a doi phap lenh ngoai hdi nam 2013 quy dinh nhu sau: Tren lanh tho Viet Nam, mgi giao dich. thanh toan, niem yet, quang cao, bao gia, dinh gia, ghi gia trong hgp dong, thoa thuan va cac hinh thde tuang tu khac cua ngitdi cU trd. ngudi khong cu trd khong duac tbtic hien bAng ngoai hoi, trd eae
trudng hgp dugc phep theo quy dinh eua Ngan hang Xha nUdc Viet Nam' "
Thd hai, neu doi tugng cda dMcgcla vat Nhin chung, vat la tai san dung de dat epe phai la vat ed gia tri va dupc phep chuyen giao trong giao dich dan su. Phap luat hien tai mdi chi liet ke mdt vai vat cu the cd th^ la ddi tupng cua dat epc chii khdng md ta vat dUdc diing de dat cpc phai la vat nhu the nao (dac dinh hay cung loai, tieu hao hay khdng tieu hao, vat phai cd san hay hinh thanh trong tuang lai, la dpng san hay bai dpng sin...). Tuy nhien, can cii vao quy dinh tai Dieu 358 BLDS 2005 (Dieu 328 BLDS 2015) thi cd thd nhan tha'y tai san dat cpc chi gidi ban trong pham vi hep gom: tien, kim khi quy, da quy boae eac tai san cd gia tri khac ma khdng bao gom cac quyen tai san, ba't dpng san nhu trong cac bien phap bao dam khac.
Tai san la ddi tupng cua bien phap dat epe phai thude sd hflu cua ben dat cpc hoac cd the thudc scf hflu ciia ngUdi khac nhUng phai dupc ehii sd bflu dong y. Cac vat bi cam lUu thdng dan sii hoac ban che lUu thdng dan sU nhU ma tiiy, vii khi quan dung... thi khdng the la ddi tUdng cua dat cpc. Ne'u giao dich dat cpc cd ddi tupng la ngoai te hoac vat bi ca'm, bi ban ehe luu thdng dan sU thi giao dieh dat cpc dd cd the bi tuyen vd hieu.
1.3. Vexdly tai sin dat cgc
Dat cpc ndi rieng ciing nhU cac bien phap bao dam ndi chung deu la ket qua cua sU thoa thuan gifla ben bao dam va ben nhan bao dam, do vay trong viee xd ly tai san bao dam thi sU thoa thuSn eua cac ben ciing dupc dat len hang d^u. BLDS 2015 gifl nguyen quy dinh cua BLDS 2005
"* Khoan 13 Dieu 1 Phap lenh siia ddi Phap lenh ngoai hoi nSm 2013.
S65-Z020 NHAN LUC KHOA HOC XA Hdi Q
MOT SO QUY DINH VE DAT COC VA THL'C TIKN H p h a i h o a n t r a tien coe va p h a t coe, tong cpng 4 ty dong.
Bi don hk T r u o n g Hong N'SIK- H t r i n h bay; Ba H thiJa n h a n eo thoa t h u a n ddt COC de b a n cftn n h a neu t r e n cho ong L n h u ong L da t r i n h b^y. Mac du H da co gang hoan t a t thu tuc de duoc cap piay chUng n h $ n quyen sd hOu n h a trong thoi b a n 30 ngay nhU da thoa t h u a n . n h u n g khong t h u c hien dUdc. Ba thUa n h d n da vi p h a m cam ket v6i ong L, ba dong y tra Iai tien (OC va ticn Iai s u a t theo quy dinh. khong dong y p h a t coe.
NgUdi co quyen I(?i, nghia vu lien q u a n ong Lai Q u a n g T t r i n h b^y: Ong T song c h u n g vdi ba H tU ndm 1997 den nay.
khong ddng ky ket hon. Cdn n h a t r e n Id tai san c h u n g cua ong T vk bd H. ong thUa n h a n da cung ba H n h d n tien ddt coe ciia ong L. Ong dong y t r a Iai tien coe va tien Iai cho ong L theo quy dinh cua p h a p Iuat.
chu khong dong y p h a t coe n h u yeu cdu cua ong L.
Tai Ban an d a n sU s<t t h a m so : M . 1 / 2 0 0 9 / D S - S T ngay U - 1 1 - 2 0 0 9 . Toa an n h a n d a n qudn P h u Ntiuan. t h d n h pho HO Chl Minh quyet dinh: Ch&'p nhAn yOu c4u khdi kien cua ong Phan Thanh L, buoc ba TrifOng Hong .\gik- H tra cho ong Phan Thanh L 4.000.000.000 dong ngay sau khi an c6 hieu lUc phap lu$t.
Nsay 18-11-2009. ba Truong Hong Njioc H k h a n g cao khong dong y vdi ban an sd thdm.
\[;a> 19-11-2009, ong Lai Quang T k h a n g cao khong dong y vdi ban an -<) tham.
Tai ban an dan .-^U phiic tham so' 522/201(VDS-PT ngdy 06-5-2010, Toa an nhan dan Thanh pho Ho Chi Minh quyet dinh:
C'lH nguyen Ban an dan su so tham so :U4/l).'^-.<T ngav 11-11-2009 cua Tda an nhan dan qu$n Phu Shunn. Thanh pho Ho Chi Minh.
Phan cho Chap nhin yeu ciu cua Thanh L.
Buoc ba Truang Hdng .Vt-i'i' W tra c.
ong Phan Thanh L 2.000.000.000 dong tien COC <.i 2.000 000.000 dong tien pha cpc. To'ng cong 4.000.000.000 dong ng:n sau khi ban an co hieu liic phap lu$t.
Ngav 2H-6-20I0, bd H cd ddn khieu n^i vdi noi'dung khong dong .v b6i thudng tien COC. vi cho r i n g nguyen nhan dan den vi?c khong thuc hien dudc thoa thuan dting thdi h a n la do veu to'khach quan. cti the la do CO quan thi hiinh an cham sang teii sd hflu nhd cho l,a H, nen ba H khong the c h u y e n i r n c h o o n g L .
Tai (Jtiyel dinh so 688/2011/KN-DS ngdy 18-11-2011, Chanh an Toa a n n h a n ddn tui cao k h a n g nghi ban an phiic t h a m iii'U tren theo thil tuc giam doc t h a m , dai dien Vien kiem sat n h a n dan toi cao nhd't tri vdi khang nghi ciia C h a n h a n Toa a n n h a n dan toi cao, de nghi Hpi dong x e t xii huy Ban an dan sU phuc t h a m so ,122/2010/DS-PT ngay 06-5-2010 ciia Toa an nhan dan T h a n h pho Ho Chi M i n h va hiiy ban an dan st^ sd t h a m so 344/2009/DS-ST ngay 11-11-2009 c u a Toa an n h a n dan q u a n P h u N h u a n , T h a n h pho' Ho Chl Minh, giao ho so vu a n cho Toa a n n h a n dan quan P h u N h u a n , T h a n h pho' Ho Chi Minh xet xii sd t h a m lai t h e o diing quy dinh ciia p h a p l u a t .
S'hiin dinh ciia Toa an
Xet yeu cau doi p h a t tien ddt cpc ciia ong P h a n T h a n h L t h a y r&ng, t a i thoi diem ong L d a t cpc 2.000.000.000 d6ng cho ba TrUdng Hong Ngpc H, b a H da n h a n n h a n h u n g c h u a lam thii tuc s a n g ton do cd q u a n thi h a n h an d a n sU T h a n h pho Ho Chl M i n h d a n g q u a n Iy toan bp giay to co lien q u a n de'n cdn nhd. Do do, viec ba H k h o n g dilng ten quyen sd hiiu n h a trong vong 30 n g a y theo n h u t h o a t h u a n ban
N H A N LUC K H M HOC XA H(H SOs-ztjg
v u THUY LL\H diu cin phai xem xet do loi chu quan eua
ba H khdng lien he vdi cd quan thi hanb an dan su de lam thu tuc sang ten hay do loi khach quan cua cd quan thi hanh an dan sfl cham sang ten cho ba H.
Sau khi x6t xii phuc tham, kem theo ddn khieu nai, ba H edn nop cho Tda an nhan dan tdi eao Cdng van so' 4362/THA ngay 05 thang 6 nam 2009 ctia Cue tbi hanb an dan sfl Thanh phd' Ho Chi Minh.
Npi dung cua cdng van giai thich ly do ngfldi mua trung da'u gia la ba H van chfla hoan ta't thii tuc trfldc ba sang ten la do cd khie'u nai cua dng Nguyin Ta'n Ll yeu cau ha Tram Thi Kim P phai thanh toan 38 lfldng vang SJC cdn np khi dng Ll mua can nha tren. Do dd, khi x6t xti lai Tda an cin phai xac minh thu thap ban chinh cdng van 4362/THA ngay 05-6-2009 ciia Cue thi hanh an dan sU Thanh phd' Ho Chi Minh va quy trinh chuyen quyen sd hflu cho ngUdi mua trung da'u gia ctia ed quan thi hanh an dan sU. Neu cd can cfl xac dinh cd quan thi hanh an dan sti chlim tr§
trong viee chuyen ten quyen sd hflu cho ba H thi ldi dan tdi viee ba H khdng the thfle hiSn dung cam kd't vdi dng L thupc ve khach quan, va ba H khdng phai chiu phat tien cpc. Neu co can cfl xae dinh do ba H cham tre hoan ta't cac thii tuc de dfldc sang ten quyen sd hflu thi ldi hoan toan thupc ve ba H, va ba H mdi phai chiu pbat tien cpc.
Tda an ca'p sd tham va Tda an cap phuc tham chfla xac minh, lam rd nhflng va'n de tren, ma da chap nhan ngay yeu cau khcli kidn ciia ong Phan Thanh L d^ budc ba Trfldng Hong Ngpc H chiu phat coe vdi so' tien 2 ty dong la chua du can cd.
Do dd, can cfl vao khoan 2 Dieu 291, khoan 3 Dieu 297 Bd luat Td' tung dan sfl;
Quyet dinb giam dd'c tham sd'79/2012/DS- GDT ngay 23-02-2012 cua Tda Dan sU
Tda an nhan dan tdi eao quyet dinh: Huy Bin an dan sti phuc thim so' 522/2010/DS-PT ngay 06-5-2010 cda Tda an nhan dan Thanh pho'Ho Chi Minh. va huy Ban an dan sfl sfl tham so'344/DS-ST ngay 11-11-2009 eua Tda an nhan dan quan Phu Nhuan, Thanh phd' Ho Chi Minh, ve vu an "Tranh cha'p hgp dong dAt cgc" gida nguyen dan la dng Phan Thanh L vdi hi dan la ba TrUang Hong Nggc H:
ngUdi CO quyen lai, nghia vu hen quan IA dng Lai Quang T. Giao ho sa cho Tda an nhan dan quan Phu Nhuan, Thanh pho Ho Chi Minh xet xd sa tham lai theo dung quy dinh cua phap luat.
Nhan xet: Ro rang trong vu an tren, viec xae dinh ldi thudc ve chii the nao, do nguyen nhan chti quan hay vi ly do khach quan la vd cung quan trpng va cin thie't, la ma'u ehdt de giai quyet tranh cha'p.
2.2. Xac dinh quan be gida dat cgc va hgp dong dugc dam bio bAng dat cgc
Qua trinh giai quyet tranh cha'p ve dat epe tai TAND cac cap cdn cho tha'y vS'n de ve mdi quan be gifla dat cpc va hdp dong dflpe dam bao bang dat epe cung la va'n di BLDS cin quy dinh day du hdn. Diem c Khoan 1 Muc I Nghi quye't 01/2003/NQ- HDTP cd quy dinh: Trong trudng hgp eac ben cd thoi thuan hoac phap luat co quy dinh dieu kien neu dat cgc bi vo hieu la hgp dong cdng bi vd hieu, thi hgp dong duang nhien bi vd hieu khi dat cgc dd bi vo hieu... Tuy nbien, trong cac quy dinh ciia BLDS 2005, Nghi dinh 163/2006/ND-CP, Nghi quyet 01/2003/NQ-HDTP chfla ed quy dinb cu the trong trfldng hdp ne'u khdng cd thoa thuan, hpp dong dfldc bao dam bang dat cpc vd hieu thl dat cpc ed dfldng nhien vd hieu hay khdng. Nhfl da phan tich d cac phan trfldc, dat cpc cd the dflpc coi la hpp dong phu ben canh hpp dong cd bao dam bang dat cpc (hpp dong
$05-2020 NHAN LUC KHOA HOC XA HOI Q
MOT SO qVY DINH \'t DAT COC VA THUC TIEN chinh); dong thdi. dat cpc cd t i n h ddc lap tfldng ddi ctia nd. Khdng p h a i trong mpi trfldng hpp, hdp dong co d a t cpc vd hieu thi dat cpc cflng dUdng n h i e n vd hieu theo.
\'iec p b a p l u a t thieu quy d i n b cu t h e ve va'n de nay cung la mdt nguyen n h a n d i n den viec giai quyet t r a n h cha'p cua TAND chfla tbtic sfl d u n g vdi t i n h t h i n ctia p h a p l u a t ve dat cpc.
Vti an thfl hai dudi day la rapt minh chting:
Tdm t:'u npi dung i-u an: Vu viec xay r a gifla nguyen ddn la dng Nguyen Van Long va hi ddn la dng Dfldng Van Pbat. Ong P h a t la chu sU d u n g dipn tich 4.-156 m2 da't da dflpc ca'p Gia'y chflng n h a n quyen sU d u n g da't. Ong P h o t da ky "(iiay n h a n eoc" vdi dng Long theo dd h a i ben cam ket dng Phiit se chuyen nhUdng cho dng Long dien tich dat nay vdi gia 3.925.000.000 dong. Ong Long dat cpc cho dng P h a t 2.355.000.000 dong, ne'u dng P b a t khdng chuyen nhupng dien tieh da't t r e n cho dng Long thi phai m a t ga'p ddi so' tien dat cpc.
Ong P h a t viet da n h a n dii tien va ky ten dng P b a t . Kbi cd t r a n h cha'p xay r a t h i dng P h a t thfla n h a n chfl viet va chfl ky cua minh t r e n giay n h a n cpc nhflng khdng thfla n h a n viec thda t h u a n chuyen nhfldng quyen sti dting dat cho dng Long va k h d n g n h a n so' tien d a t cpc nao ea. Ong P h a t cho r a n g dng chi nhd dng Long lam t h u tuc giai cha'p tai n g a n h a n g de t h e cha'p vay tien. C.iay n h a n cpc gifla h a i b e n khdng ghi npi dung, dng P h a t chi ky n h a n theo yeu c i u cua dng Long dd lam t h u tiic vay tien. Ong chi vay dng Long 350 trieu dong va chi chap n h a n t r a sd'tien t r e n va lai.
Quyet dinh cua TAXD • TAND cap sd t h a m khdng xac minh dieu t r a cd bdp dong chuyen nhfldng quyen sfl d u n g da't thtJc su gifla hai ben h a y khdng ma cbi can cfl vao gia'y n h a n cpc de k h a n g dinh cd hpp dong chuyen n h u p n g quyen sfl d u n g Q ] NHAN LUC KHOA HOC XA Hftl
dat. Tda an cap sd tha'm xac dinh cd ^^^
d a t cpc n h u n g viec dat cpc nay vd hieu nen k h d n g c h a p n h a n yeu c i u boi thUdng t^^
cpc. Tda a n cap sd t h i m xac dinh quyen ^ d u n g dien tieh d a t 4.4.'S6 m" la ctia hp ong P h a t . "C.iay n h a n cpc" khdng cd chfl ky cua nhflng hd t r o n g gia dinh dng Phat. Do d, Wee dng P h a t dflng r a giao dich dat cpc va chuven nhfldng dien tich da't tren la k h o n g dung, v a y n e n . hdp d6ng chuyen nhfldng quyen sfl d u n g d a t vd hieu va Giay n h a n cpc cung vd hieu theo.
XImn xet: D a t cpc sinh r a cd t h e la d e p h u e vu cho hpp dong chuyen n h U d n g q u y e n sfl d u n g dat; cd t h e s i n h r a de p h u c vu chd hpp dong m u a b a n nha... V e mdi q u a n b e gifla d a t cpc va hdp dong dfldc bao d a m bdi d a t cpc, cd trfldng h d p d a t epc vd hieu nhflng hdp dong dfldc b a o d a m b a n g d a t cpc k h d n g vd hieu vi chi d a t cpc vi p h a m cac dieu kien cd hieu lUe nhfl trUdng hpp d a t epc b a n g ngoai t e . Cd nhflng trUdng hdp hdp dong dUde b a o d a m b a n g d a t epc vd hieu n h u n g d a t cpc lai k h d n g vd h i e u .
T r o n g vu viec t r e n , TAND d a n h a n dinh: hdp dong c h u y e n nbUdng q u y e n sit d u n g da't vd hieu n e n "Gia'y n h a n cpc"
cung vd h i e u t h e o . T r o n g trUdng h d p n a y t h e o quy dinh c u a p h a p l u a t t h i k h d n g p b a t cpc. K h i giai q u y e t h p p dong vd hieu, Tda a n xae d i n b ldi cua b a i b e n de giai quye't theo quy d i n h cua p h a p l u a t . N h a n dinh va h u d n g giai quye't n a y ctia Tda a n k h d n g cd cd sd ly l u a n va p b a p ly. Q u a n diem t h e o hUdng h d p ddng dupe bao d a m b a n g d a t cpc vd hieu n e n d a t cpc cung vd bieu la k h d n g cd cd sd bdi le d a t coe la mdt hpp dong p h u di k e m vdi hdp dong ^xxac bao d a m b i n g d a t cpc nhUng nd cd t i n h
"•• Ban an s6 106/2016/DSST cua Tok an nhan dan huyen Di Linh v^ tranh chft'p h^p dong dat crx.-
* * 5-2020
VU THUY LINH cha't ddc lap tUPng ddi cua no. Dieu 410
BLDS eung da quy dinh ro: "sfl vd hieu eua hgp dong chinh lam cha'm ddt hgp dong phu. trit trUdng hop eac ben co thda thuan hgp dong phu dugc thay the hgp dong chinh. Quy dinh nay khong ap dung ddi vdi cac bien phap bao dim thixc hien nghia vu dan sti". Quy dinh tren da khing dinh rd ring hieu lilc hdp dong chinh - phu nhu quy dinh tai Dieu 410 BLDS khdng ap dung doi vdi cac bien phap bao dam thUc hien nghia vu dan sfl. Dat cpc la mdt bien phap bao dam thilc hien nghia vu dan sit. Trong vu an tren, Ong Phat da cam ket ban cho dng Long va dng Long dat cpc nen gifla dng Phat va dng Long hinh thanh mdt nghia vu dan sfl va dat cpc sinh ra de bao dam nghia vu ciia dng Phat.
Trong trudng hdp nay, theo quy dinh tai Dieu 410 BLDS thi hdp dong chuyen nhfldng vd bieu khdng lam cha'm dflt hdp dong dat cpc.
3. Mot so phfltfng hu'dng hoan thien phap luat dan sfl ve dat coe
Quy dinh eiia phap luat dan sfl Viet Nam ve dat cpc chfla thUc sU hoan thien, cdn cd nhflng diem chfla day du, chfla thd'ng nha't va ro rang. Nhflng ba't cap nay khien cho qua trinh ap dung phap luat tren thilc te gap khd khan, dfldng Id'i giai quye't tranh cha'p cdn chfla dflpc thd'ng nha't, trong gidi ban nha't dinh tac gia xin dfla ra mdt sd' phflpng hfldng hoan thien nhfl sau:
Mot la, ve thdi diem cd hieu Iflc ciia giao dich dat cpc. Ne'u coi dat cpc la mpt hpp ddng thflc te thi cin quy dinh giao dieh dat cpc cd hieu Iflc khi cac ben da chuyen giao tai san dat epc cho nhau va theo dd, trong quan he nghia vu hinh thanh tfl dat cpc, ben dat cpc khdng cdn nghia vu vi nghia vu duy nha't ciia ben dat cpc la chuyen giao tai san dat coe.
Neu thdi didm ed hieu Ifle cua dat cpc dupe xae dinh theo nguyen tic chung.
viee dat cpc cd hieu Iflc trfldc thdi diem chuyen giao tai san dat cpc thi can sac dinh nghia vu cua ben dat cpc ve viec chuyen giao tai san dat cpc cho ben kia theo dung thoa thuan.
Hai la, ve gia tri tai san dat cpc so vdi gia tri hpp dong. Can bo sung quy dinb ve gia tri tai san dat cpc so vdi gia tri hpp dong. Hien nay phap luat khdng cd quy dinh gidi ban ve gia tri dat cpc la bao nhieu nen khi thoa thuan ve bien phap dat cpc cae ben thfldng tfl dat ra can cfl vao tinh hinh thflc tien eiia mdi ben. Neu gia tri tai san dat epc tha'p thi de xay ra tinb trang k^o theo mflc phat cpc (khdng ed thoa thuan khac) cung tha'p nen cac ben khdng tdn trpng viee giao ke't, thflc bien hpp dong. Ngfldc lai, khi gia tri tai san dat cpc qua cad ma khdng mud'n giao ke't hay thflc hien hdp dong thi se thiet hai mot so' tien ldn, la nguyen nhan phat sinh tranh chap.
Chinh vi vay, phap luat cin cd quy dinh cu the ve van de nay de tao cd sd phap ly cho cac ben khi tie'n hanh thoa thuan ap dung bien pbap dat cpc. Dong thdi, quy dinh mflc tran vdi sfl linh boat nha't dinh, dao ddng trong khoang cho phep se bao dam phu hpp vdi thflc tiln cua tflng hpp dong gifla cac ben ma khdng vi pham nguyen tac tfl do y chi ciia cac ben trong giao ket, thflc hien hpp dong.
Ba la, ve thdi diem hoan tra tai san dat epe: Cin quy dinh cu the ve thdi diem hoan tra tai san dat cpc, ne'u tai san dat cpc khong dung de kha'u trfl vao giao dich dfldc dam bao. Phap luat hien hanh cd nhflng quy dinh ve thdi diem thflc hien nghia vu dan sfl nhflng lai chfla xac dinh rd thdi diem thflc hien nghia vu hoan tra tai san dat cpc. Vi vay.
SO 5-2020 NHAN LUC KHOA HOC XA H(h
M O T S O Q U Y DINH \'t DAT COC VA THUC TIEN chinh); dong tbdi, dat cpc cd t i n h ddc lap tUdng ddi cua no. Khdng phai trong mpi trUdng hpp, hdp dong cd dat cpc vd hieu thi d a t cpc cung dUdng n h i e n vd hieu theo.
\'iec p h a p l u a t thieu quy dinh cu t h e ve v a n de n a y cung la mot nguyen n h a n dan den viec giai quye't t r a n h c h a p cua TAND chUa t h u c sfl dflng vdi t i n h t h i n cua p h a p l u a t ve d a t cpc.
Vu an thfl hai du&i day la mdt minh chflng:
Tdm t.-it npi dung vu an: Vu viec xay ra gifla nguyen ddn la dng Nguyen Van Long va bi ddn la dng Dudng Van Phat. Ong P h a t la chu sfl d u n g dien tich -1,156 m2 da't da dupc ca'p c.iay chflng n h d n quyen sfl d u n g dat. Ong P h a t da ky "Gia\' n h a n cpc" vdi dng Long theo dd hai ben cam ket dng P h a t se chuyen nbUdng cho dng Long dipn tich dat nay vdi gia 3.925.000.000 dong. Ong Long d^t cpc cho dng P h a t 2.355.000.000 dong. n e u dng Phat khdng ehuyen nhUdng dien tich dat t r e n cho dng Long thi phai mat gap ddi so' tien dat cpc.
Ong P b a t viet da n h a n du tien va ky ten dng P h a t . Khi cd t r a n h c h a p xay ra thi ong P h a t thfla n h a n chfl viet va chfl ky eua minh t r e n gia'y n h a n cpc n h u n g khdng thfla n h a n viec thda t h u a n chuyen nhupng quyen sU d u n g d;it cho dng Long va khdng n h a n sn tien dat cpc nao ca. Ong Phat cho r i n g dng cbi nhd dng Long lam t h u tuc giai c h a p tai n g a n h a n g de t h e cha'p vay tien. Giay n h a n cpc gifla h a i ben khdng ghi ndi dung, dng P h a t chi ky nhan theo yeu c i u cua dng Long de lam t h u tuc vav tien. Ong cbi vay dng Long 350 t n e u dong va chi cha'p n h a n t r a so tien tren va lai.
Quyei dinb cua T.AXD \ TAND cap sd t h a m khdng xac minh dieu tra cd hdp dong ehuyen nhUdng quyen su dung dat thllc sfl gifla hai ben hay khdng ma chi can cfl vao giay n h a n epc de k h i n g dinh cd hpp dong chuyen nhflpng quyen sfl d u n g Q miAN LUC KHOA HQC XA Hdi
dat. Tda an ca'p sd t h i m xac dinh cd V^H dat cpc n h u n g viei- dat cpc nay vo hieu nen khdng c h i p n h a n yeu c i u hdi thitdng tien COC. Tda an d p sd t h i m xac dinh qu.ven ^>^
d u n g dien tich d i t 4.45(^ m ' la ciia hp ong P h a t . "Giav n h a n ctx-' khdng cd chfl ky ' u a nhflng hd trong gia dinh dng Phat. Do do, viec dng P h a t dflng ra giao dich dat cpc va chuven nhfldng dien t.ch dat tren la khong dung. Vay nen. hdp d i n g chuyen nhfldng quyen sfl dung dat vd hieu va Giay n h a n coe cung vd hieu theo.
' .V/j;i). x4t: Dat cpc sinh ra cd t h e la de p h u c vu cho hdp dong chuyen nhfldng quyen sfl d u n g dat; cd the sinh r a de p h u c vu cho hdp dong mua ban nha... Ve moi q u a n he gifla dfit cpc va hdp dong dflpc bao dam bdi dat cpc. cd t r u d n g hpp d a t cpc vd hieu nhung hpp dong dUde b a o d a m b a n g dat cpc khdng vd hieu vi chi d a t cpc vi p h a m cac dieu kien eo hieu lUc nhU trudng hdp dat cpc b i n g ngoai t e . Cd nhflng trfldng hdp hdp dong dflpe b a o d a m bang dat cpc vd hieu nhflng d a t cpc lai khdng vd hieu.
Trong vu viec tren, TAND da n h a n dinh: hpp dong chuyen nhflpng q u y e n s ^ dung da't vo hieu n e n "Gia'y n h a n coe"
cung vd hieu theo. Trong trUdng b d p n a y theo quy dinh cua p b a p l u a t t h i k h o n g phat cpc. Khi giai quye't hpp dong vd h i e u , Tda an xac dinh ldi ciia h a i b e n de giai quyet theo quy d i n b ciia p h a p l u a t . N h a n dinh va hfldng giai quye't n a y c u a Tda a n khdng cd cd sd ly l u a n va p h a p ly. Q u a n diem theo h u d n g hpp ddng dUpc bao d a m bang d a t cpc vd bieu n e n d a t cpc eung vd hieu la k h d n g cd cd sd bdi le d a t cpc la mdt hpp dong p h u di k e m vdi hdp ddng dupc bao d a m b a n g d a t cpc n h u n g nd cd tinh ''•" Ban an so 106/2016/DSST ciia Tok an nhan ( hij\ en Di Linh ve tranh chfi'p hi?p dong dflt coe.
S65-282Q
VU THUY LINH cha't ddc lap tUdng ddi cua nd. Dieu 410
BLDS cflng da quy dinh ro: "sfl vd hieu cua hgp dong chinh lam cha'm ddt hgp dong phu, trd trUdng hUp eac hen cd thda thudn hgp dong phu dugc thay the hgp dong ehinh. Quy dinh nay khdng ap dung ddi vdi cac bien phap bao dim thiXc hien nghia vu dan sU". Quy dinh tren da khang dinh ro ring bieu lite hpp dong chinh - phu nhfl quy dinh tai Dieu 410 BLDS khdng ap dung ddi vdi cac bien phap bao dam thllc hien nghia vu dan sfl. Dat coe la mdt bien phap bao dam thflc hien nghia vu dan sU. Trong vu an tren, Ong Phat da cam ket ban cho dng Long va dng Long dat cpc nen gifla dng Phat va dng Long hinh thanh mdt nghia vu dan sfl va dat cpc sinh ra de bao dam nghia vu cua dng Phat.
Trong trfldng hdp nay, theo quy dinh tai Dieu 410 BLDS thi hdp dong chuyen nhfldng vd hieu khdng lam cham dflt hdp dong dat cpc.
3. Mot so phUcfng hfldng hoan thien phap luat dan sfl ve dat coe
Quy dinh cua phap Iuat dan sil Viet Nam ve dat cpc ehfla thflc sfl hoan tbien, cdn cd nhflng diem chfla day du, chfla thd'ng nha't va rd rang. Nhflng bat cap nay khien cho qua trinh ap dung phap luat tren thfle te gfip khd khan, dfldng loi giai quyet tranh cha'p cdn ehfla dupc thd'ng nha't, trong gidi ban nhat dinh tac gia xin dfla ra mdt sd' phfldng hudng hoan thien nhU sau:
Mdt la, ve thdi diem ed bieu Ifle cua giao dich dat cpc. Neu coi dat epc la mdt hdp dong thflc te thi cin quy dinh giao dich dat cpc cd hieu Iflc khi cac ben da chuyen giao tai san dat cpc cho nhau va theo dd, trong quan he nghia vu hinh thanh tfl dat cpc, ben dat epe khdng cdn nghia vu vi nghia vu duy nha't eua ben dat cpc la chuyen giao tai san dat cpc.
$05-2020
Ne'u thdi die'm cd bieu life cua dat cpc dfldc xac dinh theo nguyen tic ehung.
viec dat epc cd hieu Iflc trfldc thdi didm chuyen giao tai san dat cpc thi cin xac dinh nghia vu cua ben dat cpc ve viec chuyen giao tai san dat cpc cho ben kia theo dung thda thuan.
Hai la, ve gia tri tai san dat cpc so vdi gia tri hdp dong. Can bo sung quy dinh ve gia tri tai san dat cpc so vdi gia tri hdp dong. Hien nay phap luat khdng ed quy dinh gidi han ve gia tri dfit epc la bao nhieu nen khi thda thuan ve bien pbap dat epe cac ben thfldng tfl dat ra can cfl vao tinh hinh thflc tien cua mdi ben. Neu gia tri tai san dat cpc tha'p thi de xay ra tinh trang keo theo mflc phat cpc (khdng co thda thuan khac) cung tha'p nen cac ben khdng tdn trpng viec giao ket, thflc hien hpp dong. Ngflpc lai, khi gia tri tai san dat cpc qua cao ma khdng mud'n giao ke't hay thflc hien hpp dong tbi se thiet hai mdt so tien ldn, la nguyen nhan phat sinh tranh cha'p.
Chinh vi vay. phap luat cin cd quy dinh cu the ve va'n de nay de tao cd sd phap ly cho cac ben kbi tien hanb thda thuan ap dung bien phap dfit epc. Dong thdi, quy dinh mflc t r l n vdi sfl Iinh boat nha't dinh, dao ddng trong khoang cho phep se bao dam phu hpp vdi thilc tidn ctia tflng hdp dong gifla cac ben ma khdng vi pham nguyen tic tfl do y chi eiia cac hen trong giao ket, thflc hien hpp dong.
Ba la, ve thdi diem hoan tra tai san dat cpc: Cin quy dinh cu the ve thdi diem hoan tra tai san dat cpc, ne'u tai san dat cpc khdng dung de kha'u trfl vao giao dich dupc dam bao. Phap luat hien hanh ed nhflng quy dinh ve thdi diem thflc hien nghia vu dan sfl nhflng lai chUa xac dinh rd thdi diem thilc hien nghia vu hoan tra tai san dfit cpc. Vi vay, NHAN LUC KHOA HOC XA HAI [ Q
M Q T S O QUY DINH \-E DAT CQC \ A THL'C TIEN p h a p l u a t n e n quy d i n h rd hdn ve va'n de n a y . Vi d u n h u t r o n g hdp dong t h u e t h i c6 t h e quy d i n h p h a i h o a n t r a vao thdi d i e m h p p d o n g t h u e cha'm dflt hpp p h a p . n e u k h d n g h o a n t r a d u n g thdi b a n t b i p h a i chiu t r a c h n h i e m ve vief c h a m t h u c hi^n n g h i a vu.
Bdn la. ve viec a p d u n g boi thfldng t h i e t hai h a y p h a t cpc: P h a p luat cflng can quy dinh cu t h e bdn ve viec a p d u n e boi t h u d n g thiet hai h a y p h a t cpc hoac a p d u n g ea h a i ddi vdi t r u d n g hpp hpp dong vd hieu va c6 dat cpc. Dieu 131 BLDS 2015 quy dinh ve viec hdp dong vd hieu thi cac ben hoan t r a cho n h a u nhflng gi da n h a n va ben cd loi gay thiet hai phai boi thfldng. Dieu 328 BLDS 2015 cdn quy dinh n e u ben n h a n dat coe tfl chdi viec giao ket. thflc hien hpp dong d a n sU thi p h a i t r a cho ben dat cpc tai san dat cpc va mdt khoan tien tUdng dUdng gia tri tai s a n d a t cpc trfl trfldng hdp cd thda t h u a n k h a c . Nghi quyet 01/2003/NQ-HDTP quy dinh ben nao cd Idi lam cho hpp dong khdng dupe giao ket hofic khong dfldc t h u c hien hofic bi vd hieu t h i phai chiu p h a t cpc. N h u vay, ^e xit ly n b u t h e nao trong trUdng hdp ngUdi n h a n d a t cpc tfl chdi giao ke't hdp dong da dflpc bao d a m b a n g dat cpc va viec tfl chdi n a y l a m hdp dong vd hieu. Trong t r u d n g bdp n a y ngfldi n h a n dat cpc chi p h a i chiu p b a t epc h a y phai boi t h u d n g t h i e t h a i do bdp dong chinh vd hieu hay vfla boi thfldng t h i e t hai vfla chiu p h a t cpc. P b a p l u a t can cd quy dinh cu t h e hdn dd viec ap d u n g p h a p l u a t dfldc d u n g d i n va thd'ng n h a t .
K e t l u a n
Dat cpc khdng cbi cd chflc n a n g bao d a m thflc hien n g b i a vu d a n su ma cdn cd chflc n a n g bao d a m viec giao ket bdp dong d a n sU- C h i n h dieu nay da l a m cho d a t cpc p b a t b u y flu t h e cua m i n h so vdi cae
bien p h a p b i o d i m k h a c trong trttdng ^^^
cac chfl t h e mud'n sit dun-j bien P"'''^^.^^
d i m d§ t h a m gia giao kei mot g»ao • d a n su nao dd. Quy dinh cua Ph«P ' ^ d a n su \'iet N a m ve dat cpc ':h^'« ^ f ' \ j ; - h o a n t h i e n . cdn cd nhflng diem ^ ^ ^ a d a y du. c h u a t h o n g nhat v a r a rang. N h u n g b a t cap n a y khien cho qua trinh a p d y n g p h a p l u a t tren thUc te" gfip n b U n g k h o k h a n , khdng thong n h i t t r o n g q u a n d i e m eua mdt so' TAND. Die'u nay a n h hUdng den quyen va ldi ich hdp p h a p c u a cac c h u t h § t h a m gia q u a n he d a n sU. T r e n ed sd p h a n tich nhflng v i n de m a n g t m h ly l u a n ve' d a t cpc, ket hdp vdi viee t r i n h b a y cac quy dinh ctia p h a p l u a t d a n sfl h i e n h a n h , d a n h gia thflc t i i n ap d u n g cac quy dinh ciia p h a p l u a t t r o n g tbdi g i a n qua, bai viet da d u a r a mdt sd' y kie'n de h o a n thien k h u n g p h a p l u a t ve d a t cpc, h y vpng cd the ddng gdp cho ddc gia nhflng y k i e n bo ich.
T A I L I E U T H A M K H A O 1. Bg Luat dan siJ 2005.
2. Bp Luat dan su 2015.
3. Trfldng D a i hpc L u a t H a Npi (2017), Giao trinh luat Dan sfl Viet Nam, Nxb.
Cdng an n h a n d a n .
4. Tudng D u y L u p n g (2014), Phap lu$t dan StJ va thUc tiin xet xd, Nxb. C h i n h t r i qud'c gia.
5. P G S . T S . Do V a n Dai, Mdt so va'n de cd b a n ve bao d a m t h u c hien n g h i a vu d a n sU, T a i lieu hdi t h a o qud'c t e "Bien p h a p bao d a m thilc bien n g h i a vu dan sil", T r u d n g dai hpc I u a t Tp. Ho C h i Minh ngay 29/9/2014.
6. T h S . N g u y d n Xuan Q u a n g , -Mot so"
va'n de p h a p ly ve d a t cpc", Tap chi nghien cdu va trao doi, so' 21(31) T h a n g 0 3 - 04/2015.
Q NHAN L I ^ KHOA HOC XA HOt « i 5-2*20
