KY YEU "CAC DE TAl NGHIEN CUll KHOA HOC

KY YEU "CAC DE TAl NGHIEN CUll KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006"

DETAI: N G H I E N C U / U D O I M O I H E T H O N G Q U A N L Y D A T D A I D E H I N H T H A N H V A P H A T T R I E N T H I T R U O N G B A T D O N G S A N 6 V I E T N A M (De tdi ddc lap cdp nha nude)

Don vi chu tri: Trung tdm Dieu tra Qui hoach ddt dai

Chu nhiem de tai: TS. Nguyen Dinh Bong - Bp Tdi nguyen vd Mdi trudng Can bp tham gia nghien cuu:

KS Ton Gia Huyen TS Nguyin Dung Tien TS Nguyin Dire Minh KSHa Sy Tu

ThS Tran Minh Ha KS Nguyin Khai

ThS Tran Trung Chfnh KSPhung Van Nghe

ThS Nguyin Cong Huan KS Nguyin Van Hieu

ThS Dd Due Ddi ThS Nguyin Viin Chien KS Tran Hung Phi PGS. TS.Le Tien Vuong Muc tieu cua de tai:

De xuat dupe cac giai phap ddi moi ve chinh sach - phap luat, quy hoach, kinh te va thu tuc hanh chinh trong he thdng quan ly dat dai nham khac phuc nhung ton tai va phat trien thi trudng bat dpng san theo dinh hudng xa hpi chu nghla". Bang each thu thap tai lieu hien cd va qua mpt so didu tra thu nghiem thuc te, tien hanh phan tich, so sanh va thao luan chuyen gia de lam ro 3 van de chu yeu ia: (1) Nhung van dd co ban cua thi trudng bat dpng san; (2) Thuc trang thi trudng ba't dpng san; (3) Nhung giai phap chu yeu ve ddi mdi he thdng quan l y da't dai de thi trudng ba't dpng san phat trien lanh manh.

Npi dung nghien ciru

- Dieu tra, khao sat, thu thap tai lieu, so lieu vd quan ly da't dai va thi trudng bat ddng san;

- He thd'ng hda t u lieu vd quan l y da't dai va thi trudng ba't ddng san;

- Thuc trang va co sd khoa hoc hinh thanh phat trien thi trudng ba't ddng san;

- Giai phap ddi m d i he thdng chinh sach phap luat da't dai de hinh thanh va phat tridn thi trudng bat dpng san;

- Mpt so va'n de ve chinh sach kinh te tai chinh dat trong thi trudng Ba't ddng san;

- Quy hoach, ke hoach su dung da't dai vdi thi trudng bat ddng san;

- Hoan thien he thdng da't dai va ba't dpng san;

- Thu nghiem mo hinh Dang k y va quan ly bat ddng san tren co sd ap dung cdng nghe thdng tin theo hudng Chinh phu Dien t u

Vien Nghien cuu Dia chinh

Trung tam Diiu Ua Qui hoach dai dai Trung tam Dieu tra Qui hoach dai dai Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi uudng Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi trudng Bp Tai nguyen va Mdi trudng

Trung tam Thdng tin - BTNMT

^ KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006:

Bao cao ket qua nghien cuu dugc xay dung tren ca sd 14 tai lieu phan anh ket qua

nghien cdu ciia 7 de tai nhanh tong sd 200 trang, gdm 7 chuong vdi cac noi dung chinh sau:

CHUONG I: TONG QUAN VE QUAN LY DAT DAI VA THI TRUCfNG B A T D O N G S A N 1.1. M0T SO VAN DE VE KINH TE THI TRUONG

N h d n g vain de c h u yeu d d i v d i t h i t r u d n g bat dong san:

Quydn sd huu trong kinh te thi trudng: Qua nghien cdu cho thay tinh trang sd huu khong tuyet ddi d khap m g i nai, chi khac nhau d mdc do nhidu hay it va each thdc bd t r i hd sa bat dong san dudng nhu cd anh hudng rat ldn den thi trudng ba't dong san.

Phan biet quydn sd hdu va quyen su dung: Theo ngon ngu cua Trung Qudc cho rang quydn sd huu da't dai gdm cd 4 quyen nang ndi tai, dd la chiem huu, su dung, thu Igi, dinh doat; khi cho mugn cho thue dat dai, thi quyen nang ndi tai ciia sd huu da't dai se di sang ngudi mugn, ngudi thue.

Qui udc xa hdi va phap luat: Quy udc xa hdi va phap luat: Luat phai tuang thich vdi each ma ngudi dan thuc su dan xep cudc sdng cua hp va chinh luat la cai ket ndi cac tai san vdi cac mang ludi tai chinh va dau tu. Cho nen cai ma cac nude dang phat trien phai lam la tim hieu nhung da'u hieu cua cac quy udc xa hpi d cac cdng ddng rieng cua hp va thiet ke ra cai ma luat cua hp phai tuyen bd.

De tai san chuyen thanh tu ban: T u ban, gidng nhu nang lupng, cung la mdt gia tri dang nam ngu. Dua nd vao cudc sdng ddi hdi vupt qua viec nhin cac tai san nhu chiing dang la, sang suy nghi mpt each nang dpng vd chiing nhu chiing cd the la. N d ddi hdi mpt qua trinh dd cd dinh tiem nang kinh te cua mdt tai san thanh mdt dang cd thd dung de khdi dpng su san xua't them.

Vai trd ciia Chinh phii: Ca thi trudng va Chinh phu deu can thiet cho mpt nen kinh te van hanh lanh manh. Thieu ca hai dieu nay thi hoat ddng ciia cac ndn kinh te hien dai chang khac gi vd tay bang mdt ban tay. Su phan chia mdt each thich hop trach nhiem giua thi trudng va Chinh phii se quyet dinh su thinh vupng cua mdt nen kinh te. Chinh phu ddng vai trd chu chdt bang viec tao ra mpt m d i trudng an toan dd t h i trudng phat trien va han che su du thda ciia thi trudng thieu kiem soat.

1.2. SIT HINH THANH VA PHAT TRIEN THI TRUONG BAT DONG SAN

Bao cao da tdng hop cac tu lieu nude ngoai lien quan den thi trudng ba't ddng san va lua chon gidi thieu qua trinh hinh thanh va phat trien thi trudng ba't ddng san cua M y (mdt nude tu ban cd ndn kinh te thi trudng phat trien hang dau) va Trung Qudc (mpt nude dang phat tridn cd ne kinh te chuyen ddi vdi nhidu thanh cdng) de tham khao

1.3. PHAP LUAT DAT DAI VA BAT DONG sAN - Phap luat da't dai /bat ddng san cua M y - Phap luat da't dai / bat ddng san Trung Qudc 1.4. NHA NUOC VOT THI TRUQNG BAT DONG sAN

Ddi vdi thi trudng ba't ddng san, cac nude phai thiet lap mdt he thdng quan l y cua minh de: Dam bao quyen sd huu va cung ca'p bao hiem cho cac khoan vay; H d trp viec

KY YEU "CAC OE TAl NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006"

dinh gia de" danh thue dat /bat dong san; Cung cap tu lieu de van hanh thi truong dat / bat dpng san; Cung cap tu lieu ve cau true sir dung dat va nhung han che ve sir dung dat;

Giam sat tac dpng moi truong cua nhung du an phat trien; Tao thuan lpi cho cai each dat dai; HP trp kinh phi sang tao ban dau ve he thong quan ly dat dai va thu hoi trong qua trinh van hanh. De thuc hien dupe 7 chuc nang nay, cac cong viec dupe chii y trudc tien la dang ky, dinh gia, thue bat dpng san va quy hoach sir dung dat.

Dang ky theo chdng thu (deed registration) va dang k y theo quyen sd huu (title registratioin) Ca hai he thdng dang ky ddu dat ra muc dich dap dng nhu cau cai thien viec chuydn nhupng, cung cap sir dam bao ldn hon cho thi trudng dat dai va chii y den khia canh phap ly hon la tidn do cua quan ly.

Quan ly gia dat / bat dpng san d Uc

Quan ly gia dat / bat dpng san d Trung Qudc

Dinh gia da't la co sd cua quan ly gia da't, tieu chuan gia da't dupe dinh ra mpt each khoa hoc la yeu cau ciia viec su dung hpp ly dat dai, quan ly da't dai va gia da't d ca tam v i mo va vi mo. Dinh gia dat cung cap tieu chuan thi trudng cho viec hoach dinh chinh sach quan ly gia dat, ddng thai cac tai lieu thi trudng ve tieu chuan, quy pham quan ly gia da't thuc day he thdng hoa phuang phap dinh gia va nang cao dp chinh xac cua cong tac dinh gia - T u dd thay r5 rang cd su quan he rat mat thiet giua viec dinh gia dat vdi viec quan ly da't dai va quan ly thi trudng bat dpng san.

Thue dat va bat dpng san:

Nhieu nude cd thue chuyen dich, nhung cd nude lai danh thue true tiep len da't, hoac len cong trinh xay dung hoac danh thue ca hai. He thdng dia chinh la cong cu quan trpng nha't de thuc hien chinh sach thue.

Van de thu hdi quy phat trien:

Khi dat dai dang su dung vdi gia tha'p bien thanh duoc su dung vdi gia tri cao, l p i ich ciia gia tri da't dai tang len dd thudng true tiep rai vao tui cua tu nhan, trong k h i Chinh phu va xa hpi lai chiu ganh nang vd gia thanh de chi tra cho viec xay dung cac cong trinh cong cpng, tao thanh hien tupng khong cong bang la phai hy sinh l p i ich cua xa hpi de thoa man cho thu lpi ciia t u nhan. De dat dupe sir cong bang xa hpi, che dp chdng chi quy hoach ciia A n h , che dp quan ly phan vung su dung da't cua M y , su dung mpt co che hop ly de dieu chinh lpi ich ciia ngudi phat trien hoan tra mpt each thich hop cho xa hpi, de giam thieu lpi ich sieu ngach thu dupe td nhung bien dpng vd su dung da't dai, cai thien cha't lupng cupc sdng va phuc l p i xa hpi de dat dupe muc dich cong bang xa hpi va cong bang khu vuc.

Quy hoach su dung dat

Bao cao da tdng hop va gidi thieu quy hoach su dung dat nong thon cua Dai Loan va quy hoach su dung da't do thi ciia M y vdi nhung thanh qua, kinh nghiem trong viec giai quyet cac van de phat trien nong thon, do thi bang giai phap quy hoach trudc cac thach thuc cua cac ap luc gia tang dan sd, dd thi hoa, cdng nghiep hoa, m d i trudng va phat trien ben vung, dd cung la nhung nhung thach thdc ddi vdi nude ta trong qua trinh cdng nghiep hoa, hien dai hoa

He thd'ng thdng tin da't dai va bat ddng san

Thdng tin ve da't dai va tai nguyen la mdt thanh phan khdng thd thieu dupe cua ca sd du lieu qudc gia. V a i trd ciia CSDL ve tai nguyen da't trong he thdng CSDLQG: Tao ca sd

KY YEU "CAC OE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006"

dia ly thdng nhat de the hien thuoc tinh khong gian cho cac CSDL khac nhu dan cu#, td chuc, kinh te, xa hpi, tai chinh, ke hoach, phap luat; phuc vu cho cong tac quy hoach. ke hoach, phan tich cac hoat dpng kinh te xa hpi theo cac yeu to dia l y ; tao mdi lien he chat che giua cac CSDL trong he thdng CSDLQG de hinh thanh mpt he thdng quan ly thdng nhat, mpt quy hoach phat trien thdng nhat va mdt cdng cu kidm soat qua trinh trien khai cac hoat dpng kinh te xa hdi.

Td chuc bp may quan l y dat dai va bat dpng san cac nude

Mpt he thdng Quan ly dat dai va bat dpng san cd chuc nang xac lap hd so ve quyen so huu dat, gia tri dat, sir dung dat va cac tai lieu khac lien quan den da't la mpt cdng cu khdng the thieu dupe cua ndn kinh te thi trudng lanh manh va thdng thoang cung nhu dd quan ly bdn vung tai nguyen da't. Cac nude cd nen kinh te thi trudng phat trien va dang phat trien ddu hudng tdi viec xay dung va kien toan he thdng quan ly dat dai va bat dpng san.

+ He thdng quan ly da't dai ciia Vuong qudc Thuy Dien + He thd'ng quan ly da't dai cua nude C H N D Trung Hoa CHUONG II: THUC TRANG VA CO S6 HINH THANH, PHAT TRIEN

T H I T R U C f N G B A T D O N G S A N V I E T N A M II. 1. CO CHE CHINH SACH QUAN LY DAT DAI VA THI TRUONG BAT DONG SAN

Nghi quyet Dai hpi Dang lan thd V I I I , I X da xac lap chu truong, m d dudng cho su hinh thanh va phat trien thi trudng bat dpng san Viet Nam gdp phan tiep tuc tao lap ddng bp cac yeu to t h i trudng trong co che quan l y k i n h te t h i trudng d i n h hudng X a h p i chii nghia.

Luat dat dai 1993,1998,2001, cung da the che hoa chinh sach da't dai cua Dang va

cu the hoa cac quy dinh vd da't dai cua Hien phap. Bp luat dan su cung quy dinh cu the cac quan he dan su lien quan den quyen su dung da't...

II.2. GIAO DICH BAT DONG sAN

Q U I da't: Nude ta cd tdng dien tich tu nhien gan 33 trieu ha. Nam 2003 da khai thac su dung vao cac muc dich: nong nghiep, lam nghiep, chuyen dung va da't d la 24.064.044 ha, chiem 73,07% tdng quy da't; da't chua su dung va cac loai song, sudi hien cd la 8.867.412 ha, chiem 26,93% tdng quy da't, trong dd da't ddi nui chua su dung la 6.690.793 ha, da't bang chua su dung la 471.821 ha.

Nha nude giao cho cac td chdc, hp gia dinh, ca nhan (thi trudng so cap)

Tdng dien tich da't da dupe Nha nude giao va cho cac ddi tupng su dung thue la 25.160.119 ha, chiem 76,40% tdng dien tich tu nhien ca nude. H p gia dinh va ca nhan dang true tiep quan ly sd dung 12.466.076 ha, chiem 37,85% dien tich dat tu nhien ca nude, bang 49,55% tdng quy da't phan theo ddi tupng su dung. Cac td chdc kinh te true tiep quan ly su dung 5.530.514 ha, chiem 16,79% tdng dien tich t u nhien va bang 21,98%

tdng quy da't phan theo ddi tupng su dung; Cac td chuc kinh te nude ngoai va lien doanh vdi nude ngoai hien dang su dung 31.156 ha chiem 0,09% tdng dien tich da't tu nhien va bang 0,12% tdng quy da't da phan phdi su dung. Cac ddi tupng khac su dung 3.418.252 ha, chiem 10,38% tdng dien tich tu nhien va bang 13,59% tdng quy dat da phan phd'i su dung.

KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006" ^ Thi truong quyen sir dung dat (thi truong thu cap): Chuyen ddi quyen sir dung dat:

Chuydn nhupng quyen sir dung dat; Cho thue da't, cho thue lai dat; Thira ke quyen sir dung da't; The chap, bao lanh bang quydn sir dung da't; Gdp vdn san xua't. kinh doanh bang quydn sir dung da't

Ton tai ciia Thi truong quyen sir dung da't: Thi trudng quyen su dung da't la thi trudng giao dich cac quyen ve da't nhu: Chuyen nhupng, chuyen d d i . cho thue, the chap, thua ke, gdp vdn bang da't. T h i trudng ba't dpng san chinh quy mdi hoat dpng d dang so khai; thi trudng phi chinh quy (thi trudng ngam) hoat dpng manh vdi vdi viec mua ban trao tay dudi nhidu hinh thdc, nam ngoai su kiem soat cua Nha nude.

Thi trudng dau tu xay dung cac khu cong nghiep, cong nghe cao, khu che xua't: Den nam 2002, ca nude cd 71 khu cong nghiep tap trung dupe Thu tudng Chinh phii quyet dinh dau tu va cho thue dat (trong dd cd 67 K h u cong nghiep, 3 khu che xua't va 1 khu cong nghe cao) nam tren dia ban ciia 31 tinh, thanh phd true thupc Trung uong. Cac khu cong nghiep tap trung nay cd 3 loai hinh dau tu: khu cong nghiep do cac doanh nghiep trong nude dau tu; khu cong nghiep lien doanh vdi nude ngoai; khu cong nghiep 100%

vdn dau tu ciia nude ngoai.

Thi trudng dau tu xay dung kinh doanh ba't dpng san: Thi trudng dau tu xay dung kinh doanh bat dpng san bao gdm cac hoat dpng dau tu xay dung kinh doanh ket ca'u ha tang, xay dung nha d cho thue. Viec dau tu xay dung cac cong trinh ket ca'u ha tang ky thuat (dudng giao thong, cau, cdng, . . . ) chu yeu thuc hien theo hinh thdc xay dung - kinh doanh - chuyen giao (BOT) va dupe khuyen khich bang viec khdng thu tien su dung da't, tien thue da't da dem lai nhung ket qua budc dau rat dang khich le, phii hpp vdi chu truong

"Nha nude va nhan dan ciing lam". Cac Cdng ty kinh doanh dia d'e, phat trien co sd ha tang ciing tham gia tich cue vao viec hinh thanh cac khu dd thi m d i hien dai, tien nghi lam cho dien mao dd thi da cd nhung khdi sic va tien bp vupt bac.

Thi trudng mua ban tai san g i n lien vdi dat: T h i trudng mua ban tai san g i n lien vdi da't bao gdm cac hoat dpng mua ban tai san hinh thanh tu ndng nghiep, co sd san xua't kinh doanh cdng nghiep, co sd dich vu, nha d. Hoat dpng cua thi trudng nay didn ra chu yeu la mua ban nha d va day cung la mdt linh vuc rat sdi dpng.

11.3. DICH VU H6 TRO THI TRUONG BAT DONG SAN

Cac dich vu hd trp thi trudng ba't dpng san bao gdm cac hoat dpng dich vu dang ky

quyen su dung da't va dang ky tai san g i n lien vdi da't, dich vu dinh gia ba't dpng san, dich vu tin dung ngan hang vd the cha'p hoac bao lanh bang bat ddng san, dich vu cung ca'p thdng tin va mdi gidi ba't ddng san, dich vu m d san giao dich ba't dpng san. Phan ldn cac td chdc hoat dpng dich vu dupe thanh lap mpt each tu phat, thieu su quan ly va hudng d i n cua Nha nude; viec thanh lap cac trung tam dich vu cdng m d i chi d budc thu nghiem.

11.4. HE THONG QUAN LY DAT DAI CUA VIET NAM - Thuc trang he thd'ng quan ly da't dai Viet Nam

- So sach he thd'ng quan ly da't dai Viet Nam vdi cac nude - D d i mdi he thd'ng quan ly da't dai

KY YEU "CAC BE TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006"

C H U O N G III: D O I MCJI C H I N H S A C H P H A P L U A T D A T D A I D E H I N H T H A N H V A P H A T T R I E N THI. T R U C f N G B A T D O N G S A N

III. 1. CHINH SACH DAT DAI LIEN QUAN DEN THI TRUONG BAT DONG SAN

Chinh sach ddi vdi dat Nong nghiep: The che hoa chu truong, chinh sach dat dai cua Dang, Luat dat dai 1993 da cho phep nong dan su dung dat ndng, lam, ngu nghiep cd cac quyen: chuyen ddi, chuyen nhupng, cho thue, thua ke quydn su dung dat, the chap, bao lanh, gdp vdn bang quyen su dung dat.

Chinh sach dat ndng nghiep hien tai con nhung tdn tai nhu sau: Chua khuyen khich tap trung dat de san xuat ldn, ddng thdi cung chua khac phuc duoc tinh trang mdt sd ndng dan khdng cd hoac thieu dat san xuat; Dat ndng nghiep duoc giao khdng thu tidn su dung dat nen khi ddn bu thudng ap dung gia thap da dan den cac td chdc dupe giao dat xay dung su dung lang phi. mat khac khdng dam bao cong bang giua ndng dan cd da't bi thu hdi vdi ngudi thu hudng da't dd; Tinh cdng huu cua da't dai dupe the hien rat m d nhat so vdi tinh tu nhan cua viec su dung da't.

Chinh sach ddi vdi da't phi nong nghiep: Tuy da cd nhieu cai each nhung van con nhieu bat cap. Phan ldn da't phi nong nghiep, ngoai phan da't d va cdng sd nha nude, deu nam trong tay cac doanh nghiep nha nude. Viec quan ly da't cua doanh nghiep nha nude bi budng long trong mpt thai gian dai. Phan ldn cac doanh nghiep dupe giao dat khdng thu tien su dung da't, hang nam chi ddng tien thue da't vdi lupng khdng dang ke, nen gia tri that cua da't chua dupe coi la dau vao cua doanh nghiep, chua dupe tinh vao chi phi, d i n den tinh trang su dung lang phi da't phi ndng nghiep, la so hd de nhidu doanh nghiep thu lpi khong hop ly tu dat.

Chinh sach dat d. nha d: Trong qua trinh ddi mdi co che quan ly kinh te, Nha nude cung bat dau xoa bd bao cap nha d, dua tidn nha vao luong va chuyen nha d sang linh vuc kinh doanh; Chinh sach da't d, nha d da tao dieu kien cho thi trudng nha d va thi trudng quyen su dung da't d phat trien. Tuy nhien thi trudng nha d va thi trudng quydn su dung da't d hien nay cung cd nhung han che nha't dinh nhu: Chinh sach nha d tai cac do thi nude ta va cac chinh sach lien quan chua dap dng nhu cau ngay cang tang do su tang dan so do thi trong qua trinh phat trien; Quan ly nha nude trong linh vuc mua ban nha d con nhieu ba't cap; HP trp cua Nha nude de xay dung nha d cho ngudi cd thu nhap tha'p chua dam bao den dupe ddi tupng can hd trp.

III.2. PHAP LUAT DAT DAI LIEN QUAN DEN THI TRUONG BAT D0NG sAN

Luat da't dai 1987 va Phap lenh ve nha d (1991) la co sd dau tien m d dudng cho thi trudng ba't ddng san hinh thanh va phat tridn; Luat da't dai 2003 la van ban phap quy tap trung nha't phan anh chinh sach da't dai hien hanh tren co sd tdng ket hoat ddng thuc tidn cua 17 nam ddi m d i .

Che dp sd huu ddt dai

Sd huu da't dai la va'n de phuc tap cua nhieu nude ca vd mat ly luan va thuc tidn, hon nua con la va'n dd nhay cam cua cac the luc chinh tri cua mpt so nude trong "thdi k y chuyen ddi" va cac nude dang phat trien... Rieng d Viet Nam, va'n de nay da dupe x u ly budc dau td Hien phap 1980, sau dd Hien phap 1992 hoan thien them mdt budc va Luat da't dai 1993 (sua ddi bd sung 1998, 2001) da cu the hoa dupe mdt phan quan trpng.

KY YEU "CAC BE TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006" ^ Cac quyen sir dung dat

"Chuyen quyen sir dung dat" la mot quy dinh m o i cua Hien phap 1992, theo do, Luat da't dai 1993 va cac Luat sira doi bd sung Luat da't dai 1998, 2001 da lien tuc cu the hoa thanh cac quydn cu the; va den Luat da't dai 2003 thi da duoc chi tiet hoa thanh "9 quyen" la: chuyen ddi, chuydn nhupng, cho thue, cho thue lai, thira ke, tang cho quydn sir dung dat; the chap, bao lanh, gdp vdn bang quyen sir dung da't.

III.3. HOAN THIEN CHINH SACH, PHAP LUAT DAT DAI DE HINH THANH VA PHAT TRIEN THI T R U I N G BAT D 0 N G s A N

Hoan thien chinh sach da't dai dd hinh thanh va phat trien thi trudng bat dpng san: dn dinh chinh sach thi trudng quyen su dung da't ndng nghiep, lam nghiep la dieu kien tien quyet de thi trudng ba't ddng san hinh thanh nhanh chdng va phat tridn bdn vung, khac phuc dupe khd khan ve xao trpn xa hpi; Thu hdi da't, ddn bu giai phdng mat bang de dap ung yeu cau phat trien thi trudng ba't dpng san; Viec thu hdi da't phai dupe tinh den ca ddi vdi viing anh hudng ciia cdng trinh se dupe xay dung vdi phuang cham "la'y phat trien nudi phat tridn" va ngudi dupe hudng lpi td cdng trinh phai cd nghla vu tuang dng de huy ddng ngudn luc xa hdi vao phat trien. K i n h phi ddn bu giai phdng mat bang chi la khoan dng trudc de cd gia tri gia tang cua da't dai va se dupe thu hdi trong qua trinh van hanh sau khi hoan thanh cdng trinh. Thu tidn su dung da't, thue su dung dat, thue chuyen quyen su dung da't, thue gia tri dat dai gia tang qua gia dat la giai phap tich cue va cd hieu qua de Nha nude thuc hien dung vai trd vda la ngudi quan ly vda la ngudi dai dien chu sd huu dat dai.

Hoan thien phap luat dat dai de hinh thanh va phat tridn thi trudng ba't ddng san:

Tao dung mpt khudn khd phap luat la yeu to tien quyet de hinh thanh va phat tridn thi trudng bat ddng san. Theo dd, Luat dat dai 2003, bp Luat hinh sir, Luat xay dung da tao dung duoc mpt khung phap luat tuong ddi ddng bp de giai quyet nhung va'n de chu yeu cd lien quan den thi trudng ba't dpng san. Tuy nhien, de chuan bi cho mdt thi trudng bat dpng san phat trien ddng bp va manh me, can bd sung mdt he thd'ng phap luat vd giao dich ba't dpng san chi tiet hcm.cu the nhu sau: Giao dich ba't ddng san: Dinh gia da't dai va dinh gia ba't dpng san; Quy hoach, ke hoach su dung da't; Cac khoan thu vd da't; Dang k y da't dai va dang k y ba't ddng san; Quyen su dung da't va sd huu nha chung cu.

CHlfONG IV: M0T SO VAN DE VE CHINH SACH KINH TE, TAI CHINH DAT T R O N G T H I TRirCJNG B A T D O N G S A N IV. 1. QUAN LY NHA NUOC VE GlA DAT/BAT DONG SAN 6 NU6C TA

Thuc trang gia da't/ba't ddng san.

He thd'ng van ban phap quy ve gia da't da ban hanh nhidu nhung thieu ddng bp va

chua hoan chinh. Tren thuc te tdn tai 2 loai gia da't: gia Nha nude quy dinh (tinh va tha'p hon), gia thi trudng (dpng va cao han). sir chenh lech nay gay ra nhung han che, tieu cue, thieu cong bang va khong dam bao l p i ich cho Nha nude trong viec thuc hien chinh sach thud, thu tien k h i giao dat, cho thue dat, den bii thiet hai k h i thu hdi da't, khong it trudng hop la nguyen nhan khien kien to cao buc xuc, anh hudng viec giai phdng mat bang, lam cham tien dp cac cdng trinh phuc vu l p i ich qudc gia, cdng cdng.

Thieu quy trinh, quy pham, trinh tu thu tuc trong viec djnh gia ba't ddng san va td

chdc quan ly gia ba't dpng san: Thieu bp may chuyen trach thuc hien quan l y Nha nude vd

KY YEU 'CAC SE TAl NGHIEN CPU KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006"

gia bat dong san; Chua co nhung co sd nghien cdu va dao tao chuyen ve quan ly gia bat dong san; Thong tin ve gia bat dong san thieu, khong ro rang, khong dam bao cho viec giao dich bat dpng san tren thi truong hoat dpng lanh manh; ty le giao dich khong chinh thdc chiem ty le cao (khoang 70%).

Hoan thien ve khung gia dat

Khung gia dat do Chinh phu quy dinh: Luat Dat dai 2003, Nghi dinh so 188/2004/ND-CP ngay 16 thang 11 nam 2004 cua Chinh phii ve phuong phap xac dinh gia da't va khung gia da't. Khung gia dat dupe xay dung cho tung loai da't; trong khung gia mdi loai dat thupc khu vuc nong thon dupe phan theo 3 khu vuc la xa dong bang, trung du. va mien nui; da't khu vuc do thi dupe phan theo loai do t h i , loai dudng phd va vi t r i thua da't. Khoang chenh lech giua gia tdi thieu va gia tdi da la kha ldn. Nha nude chi dieu chinh khung gia da't k h i gia da't tren thi trudng bien ddng keo dai lien tuc tren 60 ngay trd len va cd su chenh lech giua gia da't tren thi trudng vdi gia da't tdi thidu hoac tdi da tren 30%.

Gia da't do Uy ban nhan dan tinh quy dinh: Gia da't cu thd ciia tdng loai da't do dia phuong quy dinh chi dupe dieu chinh khi gia chuyen nhupng thuc te tren thi trudng trong dieu kien binh thudng co bien ddng lien tuc keo dai tren 60 ngay trd len gay chenh lech gia qua ldn; neu giam 10% trd len so vdi gia quy dinh thi dieu chinh xudng, neu tang tren 20% trd len thi dieu chinh tang gia nhung ty le didu chinh khdng qua 20% mdc gia tdi da ciia khung gia da't do chinh phii quy dinh. Ngoai ra, k h i chinh phu dieu chinh khung gia da't thi gia da't do dia phuong quy dinh cung se thay ddi theo. Hang nam U y ban nhan dan tinh phai cdng bd gia da't tai dia phuang minh.

Gia da't khu vuc giap ranh: Nghi dinh so 188/2004/ND-CP cua Chinh phu cung quy dinh pham vi cu thd da't thudc khu vuc giap ranh giua cac dan v j hanh chinh can dupe dieu chinh thd'ng nha't;

IV.2. THUE, PHI VA LE PHI DAT / BAT DONG SAN

Hoan chinh chinh sach thu tai chinh ddi vdi da't dai

Hoan chinh thue su dung da't: gdp chung thue su dung da't ndng nghiep va thue nha, da't thanh mpt he thd'ng thud thd'ng nha't ddi vdi viec su dung da't:

Hoan chinh chinh sach thu thue chuyen quyen su dung da't: bd thue chuyen quyen su dung da't, thay bang thue thu nhap doanh nghiep hoac thue thu nhap ca nhan.

Hoan chinh le phi trudc ba: tach p h i n cd tinh chat thud trong le phi trudc ba de quy djnh thanh thue tai san, phan cd tinh chat phi djch vu cdng quy djnh thanh le phi dang ky da't dai bat ddng san.

Hoan chinh Thue su dung da't: gdp chung thue su dung da't ndng nghiep va thud nha, da't thanh mdt he thd'ng thue thd'ng nha't ddi vdi viec su dung da't:

Hoan chinh chinh sach thu thue chuyen quyen su dung dat: Bd thue chuyen quyen su dung da't, thay bang thue thu nhap doanh nghiep hoac thue thu nhap ca nhan.

Hoan chinh Le phi trudc ba: Tach phan cd tinh cha't thud trong le phi trudc ba dd quy djnh thanh thue tai san. Phan cd tinh cha't phi djch vu cdng quy djnh thanh le phi dang k y da't dai bat dpng san.

Chinh sach thu tien su dung dat

KY YEU "CAC DE TAI NGHIEN CPU KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006" ^ - Thuc hien chua thu tien su dung da't khi cap gia'y chung nhan quyen sir dung dat

doi vdi cac trudng hap su dung da't d trudc khi co Luat da't dai nam 1993 ma khong thupc dat Nha nude giao va cac trudng hop do nhan chuyen nhupng, nhan thua ke tu dng, ba, cha, me v.v. de lai ma ngudi chuyen nhupng, ngudi thda ke chua cd hd sa ban dau (gia'y td hop phap) ve da't.

- Giai quyet hai hoa mdi quan he giua thu tien su dung da't vdi ddn bu thiet hai nham dam bao giam chi phi cho ngudi su dung dat theo hudng.

Chinh sach thu tien thue da't: Thu tien thue da't phai xem xet, tinh den mdi quan he giua chi phi den bu va chi phi thue da't nham khuyen khich dau t u su dung da't dai phuc vu san xuat, kinh doanh de cac nha ddu tu da't cd chi phi ve quyen su dung da't d mdc bang hoac thap han cac nude trong khu vuc, con da't dai chi la dieu kien de cac nha dau tu thuc hien dir an; Thdng nha't ap dung ca che thu tidn thue da't ddi vdi da't cho td chuc, ca nhan trong nude va td chuc, ca nhan nude ngoai thue da't.

Thuc hien thdng nha't tat ca cac sac thue ddi vdi da't dai vao Bp luat Thue da't dai:

Viec thd'ng nha't cac sac thue cd lien quan den da't dai vao Bp luat thue da't dai se khac phuc sir chdng cheo cac sdc thue va dd thuc hien ddi vdi mpi ddi tupng.

IV.3. DEN BU DAT DAI

Ddi mdi chinh sach bdi thudng, hd trp va tai dinh cu k h i thu hdi da't Theo quy dinh cua Luat da't dai 2003 va Nghi dinh so 197/2004/ND-CP ngay

3/12/2004 cua Chinh phii ve bdi thudng, hd trp va tai dinh cu k h i Nha nude thu hdi da't:

Nha nude chi thuc hien bdi thudng, hd trp va tai dinh cu ddi vdi nhung trudng hop thu hdi dat de sir dung vao muc dich qudc phdng, an ninh, lpi ich qudc gia, lpi ich cong cpng, muc dich phat trien kinh te theo quy dinh tai Dieu 36 Nghi dinh so 181/2004/ND-CP;

Trudng hop Nha nude thu hdi dat, viec td chdc thuc hien thu hdi da't va bdi thudng cho ngudi cd da't bi thu hdi theo quy dinh dupe giao cho To chdc phat tridn quy da't. D d i vdi cac du an san xua't, kinh doanh phu hpp vdi quy hoach su dung da't da duoc xet duyet thi nha dau tu dupe nhan chuydn nhupng, thue quydn sd dung da't, nhan gdp vdn bang quyen su dung da't cua cac td chuc kinh te, hp gia dinh, ca nhan ma khdng phai thuc hien thu tuc thu hdi da't.

IV.4. THE CHAP DAT DAI TRONG THI TRUONG BAT DONG SAN

Thuc trang the chap quyen su dung da't hien nay: Viec the chap gia tri quyen su dung dat va bat dpng san gan lien de vay vdn tu cac td chdc tin dung tren dia ban cac tinh, thanh phd cd xu hudng tang ke tu nam 1993 den 2001. k h i Luat Da't dai quy dinh cac chu the su dung da't cd 5 quyen va qua 3 lan sua ddi Luat Da't dai, quyen the chap da't dai duoc md rpng dan.

Hoan thien ca che, chinh sach the chip dat dai

- Ve the chap, bao lanh quyen su dung da't cua ngudi su dung da't trong nude cdn dupe thuc hien theo nguyen tdc: thoa thudn, binh dang, cung cd l o i va dung quy dinh cua phap luat ve da't dai.

- Ve thu tuc the chap, bao lanh bdng quyen su dung da't: theo hudng: don gian hoa cac thu tuc giao dich;

- The chap, bao lanh quydn su dung dat cua ngudi su dung dd't la ngudi Viet Nam

dinh cu d nude ngoai, td chuc, ca nhdn nude ngoai: dupe ddi x u binh ddng nhu ngudi su

KY YEU "CAC DE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006"

dung dat a trong nude ve lua chon hinh thuc giao dat. thue dat va thuc hien quyen the chap, bao lanh bang gia tri quyen su dung dat.

IV.5. DOI MCtt CO CHE QUAN LY, CHINH SACH KINH TE TAI CHINH LIEN QUAN DEN THI TRUC3NG BAT DONG SAN

Quan ly Nha nude ddi vdi thi trudng ba't dpng san trong dd cd quydn su dung da't (Theo Luat dat dai nam 2003 ):

Cac loai dat dupe tham gia thi trudng ba't dpng san bao gdm: Da't san xua't nong nghiep, da't rdng san xua't khong phai la rdng tu nhien dupe Nha nude giao khong thu tidn su dung da't ddi vdi hp gia dinh, ca nhan; Da't nong nghiep do hp gia dinh, ca nhan dang su dung dn dinh vao muc dich san xua't nong nghiep, lam nghiep, nuoi trdng thuy san, lam mudi da dupe Nha nude cong nhan quyen su dung da't; Dat thue cua Nha nude tra tien thue da't hang nam ma cd tai san gdn lidn vdi.

Npi dung hoat dpng cua thi trudng quyen su dung dat trong thi truong ba't dpng san bao gdm: Nha nude giao da't cd thu tidn su dung da't, cho thue da't thong qua da'u gia hoac theo gia do Nha nude quy dinh. Hp gia dinh. ca nhan chuydn ddi, chuyen nhupng, cho thue, cho thue lai, thua ke, tang cho quyen su dung dat; the chap, bao lanh, gdp vdn bang quydn su dung da't. T d chuc kinh te, ngudi Viet Nam dinh cu d nude ngoai chuyen nhupng, cho thue, cho thue lai quyen su dung da't; the chap, bao lanh, gdp vdn bang quydn su dung da't. To chuc nude ngoai, ca nhan nude ngoai cho thue, cho thue lai quyen su dung dat; the chap, bao lanh, gdp vdn bang quydn su dung da't...Td chdc su nghiep, td chuc kinh te dupe phep hoat dpng cac dich vu hd trp thi trudng ba't dpng san ve dang ky quyen su dung dat, dang ky giao dich bao dam, do dac lap ban do dia chinh; cung cap thong tin da't dai. gidi thieu dia diem dau tu; dinh gia va tham dinh gia da't, ba't dpng san;

nhan the chap, bao lanh bang quydn su dung da't, ba't dpng san; td chdc san giao dich ve quyen su dung da't. ba't dpng san; da'u gia quyen su dung dat, ba't dpng san, dau thau du an cd su dung da't; chdng khoan ba't dpng san.

To chuc quan ly thi trudng bat dpng san: Ngoai cac co quan cd lien quan den da't dai va ba't dpng san hien cd, Luat dat dai 2003 con quy dinh thanh lap them 2 td chdc mdi nua la Van phdng dang ky quydn su dung dat va TP chdc phat trien quy da't. V d i cac nhiem vu va quyen han dupe giao, cac co quan nay se giup Nha nude tung budc dua thi trudng bat dpng san vao hoat dpng minh bach va cd sir quan ly cua Nha nude.

San giao dich ba't ddng san: Luat Da't dai 2003 da cd nhung quy dinh mdi de tdng budc dua thi trudng ba't dpng san vao quan ly la quy dinh vd viec thanh lap San giao dich ve quyen su dung da't, tai san gdn lidn vdi da't.

De an dinh gia bat ddng san

Viec xay dung he thd'ng dinh gia da't / bat dpng san d nude ta hien nay la mdt nhu cdu bde xuc, vdi nhung nhiem vu cu the vd phap che, phuong phap va trinh tu thu tuc dinh gia, thdng tin ve gia dat/ ba't ddng san cdng tac can bp va dao tao, ve td chdc

CHlfONG V: QUY HOACH, KE HOACH SU DUNG DAT DAI DOI VCfl T H I T R l f C f N G B A T D O N G S A N

V.l. QUY HOACH, KE HOACH SIT DUNG DAT, QUY HOACH DO THI, QUY HOACH NONG THON

Ket qua lap quy hoach, ke hoach su dung ddt dai cac cap (Den nam 2003)

KY YEU XAC D£ TAl NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006' Ket qua da co 60/64 tinh, thanh pho true thuoc Trung uong hoan thanh viec lap quy hoach su dung dat dai den nam 2010 (da dugfc Thu tuong Chinh phu phe duyet); Cap huyen: 369 don v j hoan thanh (chiem 59.10% so don v j cap huyen), trong do chu yeu moi lap quy hoach su dung da't ciia cac huyen, con quy hoach su dung da't do thj cua hau he't cac tinh, thanh pho chua dugc lap; 3.597 xa, phudng, thj tra'n cua 36 tinh, thanh pho true thuoc Trung uong hoan thanh quy hoach su dung da't dai (chiem 34,2% tong so' don v j ca'p xa); 903 xa, phudng, t h j tra'n khac cua 25 tinh, thanh phd dang trien khai (chiem 8,6%

tong so don v j ca'p xa).

Ket qua thuc hien ke hoach su dung da't dai: Ket qua da cd 60 tinh, thanh phd true thudc Trung uong hoan thanh viec lap ke hoach su dung da't dai 5 nam (2001 - 2005) va da duoc Chinh phu phe duyet.

Quy hoach phat tridn dd t h j : Cac dd t h j Viet N a m cd qua trinh hinh thanh va phat trien lau dai: thdi ky so khdi (trudc the k y 11), thdi k y Nha nude phong kien, thdi ky Phap thudc, thdi ky sau each mang Thang 8/1945 den nay; dd t h j nude ta dugc phan thanh 6 loai gdm: dd thj loai dac biet, dd t h j loai I , dd thj loai I I , dd t h j loai I I I , dd t h j loai I V va dd thj loai V ; tuy thudc vao ca'p quan ly cua dd thj va pham v i anh hudng cua tdng loai dd thj ma chia ra: D d t h j trung tam ca'p qudc gia; dd t h j trung tam ca'p vung (lien tinh); dd thj trung tam ca'p tinh; dd t h j trung tam ca'p huyen; dd t h j trung tam ca'p tieu vung (trong huyen).

Djnh hudng phat trien dd t h j den nam 2020: Tdng budc xay dung mang ludi dd thj - ndng thdn hoan chinh trong he thd'ng dd thj ca nude; phat trien dd t h j bdn vung, gdp phan day manh cdng nghiep hoa, hien dai hoa va bao ve td qudc; dan so dd t h j nam 2010 chiem 33% dan so ca nude, dan so dd thj nam 2020 chiem 45% dan so ca nudc.Ve phan ca'p quan ly dd thj: Phat tridn 6 thanh phd true thudc Trung uong; 68 thanh phd, thj xa tinh ly thudc tinh; 25 thj xa; xay dung 30 dd t h j mdi thudc tinh, 100 khu cdng nghiep, khu che xudt, khu cdng nghe cao; 2.000 thj tra'n thudc huyen. V d phan loai dd thj:Hinh thanh 6 dd thj loai dac biet va loai 1 (trung tam ca'p qudc gia); 11 dd t h j loai 2 (trung tam ca'p vung);

73 dd thj loai 3, 4 (trung tam cdp tinh). Xay dung trung tam khu vuc gdm 25 t h j xa hien cd va 30 dd thj mdi; Xay dung he thd'ng cac t h j tra'n lam trung tdm huyen va cac thi tra'n, thj tii lam trung tam xa, cum xa.

Quy hoach phat tridn khu ddn cu ndng thdn

Hidn trang khu ddn cu ndng thdn: Nude ta cd 8.950 xa dd la, dja ban cu tru

58.830.100 ngudi (75,78% ddn so ca nude). Tren dja ban m d i xa cd nhidu didm khu ddn cu ndng thdn dd la cac thdn, ban, dp, binh qudn 1 xa cd 9 diem dan cu ndng thdn (ca nude cd 80.544 thdn, ap, ban). N a m 2000 dien tich da't khu dan cu ndng thdn la 1.890.700 ha binh quan ca nude (da duoc dang k y thd'ng ke su dung theo phap luat) tang 557.500 ha, so vdi nam 1995 binh quan m d i nam tang khoang 110.000 ha.

Co sd hinh thanh phat trien m d hinh khu ddn cu ndng thdn theo hudng hien dai hoa ndng nghiep va ndng thdn thdi k y 2000 -2020: Phat tridn cac m d hinh dan cu ndng thdn theo djnh hudng phat tridn ndng nghiep va phat trien ndng thdn theo hudng cdng nghiep hoa, hien dai hoa.

Xu hudng phdn bd dan cu ndng thdn va su hinh thanh phat trien he thd'ng cac trung

tam trong ndng thdn: Trong cac vung ndng thdn se hinh thanh phat trien he thd'ng cac trung tam cum xd, xa trd thanh trung tam kinh te - van hoa - xa hdi va djch vu tao co sd

/f YEU "CAC BE TAI NGHIEN COU KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006"

x vu nhu cdu vat chat van hoa tinh thdn cho cac khu dan cu nong thon, han che dong

x h cu tit nong thon vao do thi, giam bot su chenh lech phat trien giua cac viing nong thon vdi do thi va ddy manh tien trinh do thi hoa nong thon.

Khai quat cac mo hinh phat trien cac khu dan cu nong thon: M o hinh cac diem dan cu nong thon sap nhap vao do thi; M o hinh cac diem dan cu nong thon tro thanh trung tam xa, cum xa

V.2. TAC DONG CUA QUY HOACH, KE HOACH SIT DUNG DAT D A I DOI V d i T H I TRUC5NG BAT DONG s A N

Trong quy hoach sir dung ddt dai khi trien khai thuc hien se hinh thanh cac loai ddt va bat dong san sau co the tham gia thi trudng: trong nhom dat ndng nghiep: Dd't san xua't ndng nghiep. dat lam nghiep co rung san xuat, ddt nudi trong thuy san, cac loai dd't nay se tham gia vao (thi trudng quyen su dung dat); trong nhdm dat phi ndng nghiep ro net nhdt la cac loai nhu nha d va ddt d, dat san xuat kinh doanh phi ndng nghiep (dat xay dung khu cdng nghiep), dat lam mat bdng xay dung co sd san xuat kinh doanh, dat san xuat vat lieu xay dung, lam dd gdm), ddt su dung vao muc dich cdng cdng (dat giao thdng, thuy l a i , ddt xay dung cac cdng trinh van hoa, y te, giao due va dao tao, the due the thao phuc vu loi ich cdng cdng), dd't nghla trang, nghla dia... cac loai dd't nay se tham gia vao thi trudng bdt ddng san trong dd cd quyen su dung dat

V.3. NHUNG DIEU CHINH TRONG QUY HOACH, KE HOACH SLTDUNG DAT DAI GAN

V(3l NHIEM V U CHUYEN DOI CO CAU K I N H TE V A PHAT TRIEN T H I TRUdNG BAT DONG SAN

Didu chinh quy hoach, ke hoach su dung dd't

Dieu chinh dat ndng nghiep: Ddy nhanh cdng nghiep hod, hien dai hoa ndng nghiep va ndng thdn theo hudng hinh thanh nen ndng nghiep hang hoa ldn phu hop vdi nhu cdu thi trudng va didu kien sinh thai ciia tdng vung; xay dung hop ly co cdu san xuat ndng nghiep; chuyen mdt bd phan lao ddng ndng nghiep sang cac nganh nghd khac; den nam 2010 ty le lao ddng con khoang 50%, tdng budc tang quy dat canh tac cho m d i lao ddng ndng nghiep, m d rdng quy m d san xuat, tang viec lam vd thu nhap cho dan cu ndng thdn.

Dieu chinh ddt chuyen dung

Dien tich cac loai dat chuyen dung nam 2010 tang them so vdi nam 2000 - Ddt xay dung tang: 164.908 ha

- Ddt giao thdng: 121.412 ha

- Dd't thuy l o i va mat nude chuyen dung: 257.165 ha - Dd't di tich lich su van hoa: 3.172 ha

- Dd't an ninh qudc phdng:

- Dd't khai thac khoang san: 38.255 ha

- Dd't lam nguyen vat lieu xay dung: 12.846 ha - Dat lam mudi: 1.880 ha

- Ddt nghla trang, nghla dia:

- Dat chuyen diing khac: 61.958 ha

KY YEU 'CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006 Dieu chinh dat khu dan cu nong thon

Dat d ciia ho gia dinh, ca nhan tai nong thon bao gom dat de xay dung nha d. xay dung cac cong trinh phuc vu doi song, vudn, ao trong cung mot thua dat thupc khu dan cu nong thon. phii hpp vdi quy hoach xay dung diem dan cu nong thon da dupe co quan nha nude co tham quydn xet duyet. Can cu vao quy dat ciia dia phuong va quy hoach phat trien nong thon da dupe co quan nha nude co tham quyen xet duyet, Uy ban nhan dan tinh, thanh phd true thupc Trung uong quy dinh han muc da't giao cho m d i hp gia dinh, ca nhan de lam nha d tai nong thon phu hpp vdi dieu kien va tap quan tai dia phuang.

Dieu chinh da't do thi

Dat d tai do thi bao gdm da't de xay dung nha d, xay dung cac cong trinh phuc vu ddi sdng trong cung mpt thua da't thupc khu dan cu do thi, phii hpp vdi quy hoach xay dung do thi da dupe co quan nha nude cd tham quydn xet duyet; da't d tai do thi phai bd t r i ddng bp vdi da't su dung cho muc dich xay dung cac cong trinh cong cpng, cong trinh su nghiep, bao dam ve sinh moi trudng va canh quan do thi hien dai. De cd co sd dieu chinh quy hoach, ke hoach su dung da't ddi vdi da't d can phai xem xet thuc te nhu cau bat dpng san va kha nang thanh toan cua cac tang ldp dan cu do thi. V d nhu cdu nha d va da't d tai do thi cd the tha'y bao gdm cac loai sau: Nhu cau ciia dan cu do thi tang t u nhien; nhu cau tang them bdt dpng san de cai thien chd d; nhu cau bat dpng san do tang dan so co hoc (do tim dupe viec lam dn dinh lau dai tai do thi, hoc sinh, sinh vien, lao dpng nong thon lam thue tai do thi, dan cu cac dia ban khac cd nhu cdu vd bat dpng san tai do thi.

CHUONG VI: HOAN THIEN HE THONG DANG KY DAT DAI / BAT DONG SAN VI. 1. LUOC SU" HINH THANH, PHAT TRIEN HE THONG DANG KY DAT DAI VA BAT

DONG SAN VIET N A M

Bao cao da tdng hpp va phdn tich qua trinh hinh thanh va phat trien he thdng dang ky dat dai d nude ta qua cac thdi ky: Phong kien, Phap thupc, M y - Nguy Sai Gdn trudc 1975 va thdi ky td 1975 den nay vdi 3 giai doan: Trudc k h i cd Luat dat dai 1988, giai doan 1988-1993, giai doan 1993-2003

VI.2. THUC TRANG CUA HE THONG DANG KY DAT DAI / BAT DONG SAN NUdC TA

Viec dang ky bat dpng san d Viet Nam chu yeu mdi dupe thuc hien ddi vdi dat dai va den nay da dupe thuc hien tren pham vi ca nude, song mdi co ban hoan thanh viec cap gidy chung nhan quydn su dung ddt nong nghiep; viec cap giay chdng nhan cac loai dd't khac dac biet ddi vdi ddt d, nha d dd thi con ton dpng nhieu.

He thdng dang k y dd't dai va bat dpng san qua coi trpng ddi v d i viec lap cac sd dja chinh, sd muc ke ddt; chua coi trpng dung mdc ddi vdi viec lap, quan l y cac gidy td, chdng td ciia qua trinh thuc hien cac thu tuc dang k y ddt; Viec td chdc thuc hien dang k y dat con phan cdp trach nhiem cho qua nhieu co quan, nhieu cap; chua xac djnh rd trach nhiem chinh thupc ve co quan nao;

VI.3. DOI Mdi CONG TAC DANG KY THONG KE DAT DAI

Luat Dat dai nam 2003 va N g h j djnh 181/2004/ND-CP ve thi hanh Ludt Dd't dai ngay 23 thang 4 nam 2004 da quy djnh:

KY YEU "CAC DE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006"

Quan ly nha nuac ve dang ky da't dai/bat dpng san

Dang ky quyen su dung da't, lap va quan l y ho sa dia chinh, ca'p gia'y chung nhan quyen su dung da't la mpt trong nhung npi dung quan l y nha nuac ve dat dai (Dieu 6);

Viec dang ky quydn sir dung da't dupe dang k y tai Van phong dang k y quyen sir dung da't;

HP so dia chinh bao gom: Ban do dia chinh, SP dia chinh, So muc ke da't dai, S6 theo doi bien dpng da't dai; N p i dung ho so dia chinh bao gom cac thong t i n ve thira da't: So hieu, kich thuoc, hinh thd, didn tich, v i tri, ngudi sir dung da't, nguon gdc, muc dich, thdi han su dung da't, gia da't, tai san gdn lien vdi da't, nghia vu tai chinh ve da't dai da thuc hidn va chua thuc hidn, gia'y chung nhan quydn su dung da't, quyen va nhung han che ve quyen cua ngudi su dung dat, bien ddng trong qua trinh su dung dat va cac thdng t i n cd lien quan; Gia'y chdng nhan quyen su dung da't duoc ca'p theo tdng thua da't cho ngudi sd dung dat theo mdt mdu thd'ng nhat trong ca nude ddi vdi m p i loai dd't, gdm 2 ban, 1 ban cap cho ngudi su dung, 1 ban luu tai Van phdng dang k y , trudng hop cd tai san gdn lien vdi da't thi tai san dd dupe ghi tren giay chdng nhan quyen su dung da't.

Hoan thien he thd'ng dang ky dat dai/bat dpng san

Xay dung co quan dang ky da't dai va tai san gdn lidn vdi da't: Xay dung dupe he thdng co quan dang ky dat dai va tai san gdn lidn vdi ddt chuydn trach dd thuc hidn thu tuc dang ky theo m d hinh "mpt cua" la va'n de mau chdt dd thuc su ddi m d i hp thd'ng dang k y hidn nay; tdng budc chuyen ddi t d he thd'ng dang k y theo chu su dung da't sang he thd'ng dang ky theo thua dat, lay thua da't la don v i co ban de dang k y ca'p gia'y chdng nhan quydn su dung da't va dang k y tai san gdn lidn vdi da't; thuc hidn theo hai phuong an sau:

Phuang an mdt: thanh lap co quan dang k y rieng biet cho m d i tinh true thupc Sd Tai nguydn va M o i trudng ciia tinh. Phuang an hai: xay dung he thd'ng ca quan dang ky ddt cho tdng tinh hoac viing tuy theo nhu cdu, ndm trong he thd'ng co quan dang k y qudc gia thd'ng nhdt. Ddy la phuang an triet de nha't song trong dieu kidn hidn tai chua thd thuc hidn duoc.

To chdc hoat dpng ca quan dang k y ddt dai va tai san gdn lidn vdi dat

Vd td chdc, co quan dang ky dat dai la co quan chuydn m d n thuc hidn vide dang ky tat ca cac giao dich ve da't dai va ba't dpng san, bao gdm dang k y ban dau va dang ky bidn dpng, thuc hidn cac dich vu vd tu van phap l y lidn quan dd'n dat dai va bat ddng san, cung cd'p cac thdng tin ve da't dai cho td chdc va ca nhan cd nhu cdu. Co cd'u td chdc cua ca quan dang da't dai va tai san gdn lidn vdi dd't the hidn d so dd sau:

G i a m ddc C Q D K D D

C i f i

Phong tiep nhan Phong thdm

ho so dinh

\ J I J

, , _ , „ Phdng luv trd va Phong ky thuat c 6 n g ^ ( / ] d n g ^ K J K

KY YEU -CAC B£ TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006"

V I A C A I CACH T H U TUC H A N H CHINH TRONG VIEC D A N G K Y DAT D A I / BAT DONG SAN V A CAP GIAY CHUNG NHAN

Thuc trang cua thu tuc dang k y dat dai x i n cap giay chung nhan

De dang ky x i n cap giay chung nhan quyen su dung dat ngudi sir dung dat phai t u lam cac thu tuc va phai d i qua nhieu "cira" khac nhau.

"Hanh trinh 1": Ng ud i su dung dat -> Uy ban nhan dan cap xa (nop don dang k y ) ->

Phong Dia chinh (Phong Tai nguyen va M o i trudng) -> U y ban nhan dan cap cd tham quyen cap giay chung nhan quyen su dung dat-> Phong D i a chinh.

" Hanh trinh 2": Ngu di su dung da't -> Phong Dia chinh (Lay thong bao ve nghla vu tai chinh) Co quan thue (xac dinh nghla vu tai chinh) K h o bac (ndp tien) Phong Dia chinh (la'y gia'y chdng nhan).

Cai each thu tuc dang k y ca'p gia'y chdng nhan quyen su dung dat

Trudc he't can phai tach nhiem vu dang k y dat dai, ca'p gia'y chung nhan quydn su dung da't ra khoi nhiem vu quan ly Nha nude cua cac co quan quan l y da't dai. Phai coi day la hoat dong dich vu cong va giao nhiem vu do cho don v i su nghiep dam trach do la co quan Dang k y quydn sd dung da't. Ngudi sd dung da't chi viec mang cac gia'y td cd lien quan den quyen su dung da't cua minh den co quan Dang ky quydn su dung da't de nop va viet cac yeu cau cua minh vao phieu yeu cau. M o i thu tuc va cong tac chuyen mon ky thuat khac se do cac nhan vien cua co quan lam hoac ky hpp ddng vdi cac don v i cd lien quan (neu phai do trich luc thua da't).

De cai each triet de hon can giao toan bp viec dang k y da't dai va ca'p gia'y chdng nhan quyen su dung da't cho co quan chuyen mon theo nguyen tac: U y ban nhan dan cap cd tham quydn thuc hien quydn dai dien chu sd huu vd da't dai thong qua viec k y quyet dinh giao dat, cho thue da't, thu hdi da't, cho phep chuyen muc dich su dung dat, cdng nhan quyen su dung da't. Thu tuc dang ky dat dai, ca'p gia'y chdng nhan quydn sd dung da't giao co quan chuyen mon chiu trach nhiem.

CHlfONG VILTHU" NGHIEM MO HINH DANG KY VA QUAN LY BAT DONG

S A N T R E N c o s d A P D U N G C O N G N G H E T H O N G T I N T H E O H I K I N G

C H I N H P H U D I E N TLX

VII. 1. THIET KE, XAY DUNG MO HINH DANG KY, QUAN LY BAT DONG SAN TREN CO Sd CONG NGHE THONG T I N THEO HUdNG CHINH PHU DIEN TU".

Ddi tupng sd dung he thdng: Co quan quan l y dat dai bao gdm quan t r i he thdng, bp phan dang ky, thdng ke dat dai, bp phan dinh gia ba't dpng san, trong tuong lai gan la cac Van phdng Dang k y da't dai; D d i vdi ngudi dan va cac td chdc ben ngoai: Nhung ngudi dan va td chdc ben ngoai, dac biet ia cac cdng ty dia d'e, cac van phdng t u va'n nha da't cd thd tra cuu thdng tin vd thi trudng ba't ddng san thdng qua phan he phan phd'i thdng tin.

Muc dich cua he thd'ng: phan he quan l y thdng t i n ba't ddng san, phan he ket ndi vdi he thd'ng thdng tin da't dai, phan he hd trp dinh gia ba't dpng san va phan he phan phd'i thdng tin.

He thd'ng chdc nang: phan he quan ly, cap nhat thdng tin ba't ddng san; phan he hd trp dinh gia ba't dpng san; phan he cap nhat thdng tin bat ddng san t d LIS; phan he phan

KY YEU "CAC BE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006"

phoi thong tin tren Intranet/Internet, C D R O M . Bdn phan he nay dupe tich hop, phan he nay cd thd cung cap thong tin dau vao cho phan he khac cung nhu ngupc lai.

VII.2. THIET KE CHI TIET HE THONG DANG KY, QUAN LY BAT DONG SAN

Phuang phap thiet ke he thdng: bang phuang phap phan tich thiet ke hudng ddi tupng dng dung qui trinh phat trien thdng nha't RUP, he thd'ng dang k y . quan ly va hd trp dinh gia ba't dpng san se dat dupe chat lupng cao va kha nang ung dung ldn do da dupe phan tich chi tiet cac yeu cau cua ngudi su dung he thd'ng. De tai sd dung phan mdm Rational Rose va Enterprise Architect nhu cdng cu CASE Tools trong phan tich thiet ke.

M d hinh hda nghiep vu: Phan nay md hinh hda nghiep vu ciia mpt van phdng dang ky da't dai, cac budc phan tich theo diing qui trinh RUP. Xua't phat t d cac ket qua khao sat va thuc nghiem tai TP. H d Chi M i n h va Ha N d i de tai de xuat mdt m d hinh td chdc va tac nghiep cho van phdng dang k y dat dai.

Phan tich va m d hinh hda chdc nang he thd'ng: Phan nay di sau phan tich cac tac vien he thd'ng va lap mo hinh hda chdc nang cho tdng phan he ciia he thd'ng dang ky, quan ly va hd trp dinh gia bat dpng san. Danh sach cac phan he nhu sau: phan he quan ly, cap nhat thong tin ba't dpng san; phan he hd trp dinh gia ba't ddng san; phan he cap nhat thdng tin ba't dpng san td LIS; phan he phan phdi thdng tin tren Intranet/Internet, C D

VII.3. KET QUA THU NGHIEM MO HINH DANG KY, QUAN LY, HQ TRO DINH GIA BAT DONG SAN

Ket qua nghien cim thu nghiem tren dia ban Thanh pho Ha Npi

Dan vi thu nghiem: Trung tam Thdng tin L u u tru va Dich vu nha da't - Sd Dia chinh Nha da't TP. Ha Npi (nay la Sd tai nguyen M d i trudng va Nha da't Ha ndi). Trung tam cd chdc nang dich vu hanh chinh cdng ve thu tuc dang k y va ca'p gia'y chdng nhan quyen su dung da't; D u lieu thu nghiem tai Ha N p i bao gdm 300 ba't ddng san dang thu ly hd so tai Trung tam Thdng tin cua Sd va 750 ba't dpng san thupc phudng Y e n Hoa, Quan Cau Gia'y.

Ket qua dng dung: Dd tai da tien hanh ap dung ket qua vao viec xac dinh khung gia dat cho TP. Ha ndi dat ket qua tdt. Sau k h i x u l y , thanh phd Ha N d i da ban hanh quydt dinh so 199/2004/QD-UB ban hanh gia cac loai da't tren dia ban thanh phd Ha N d i td ngay 1/1/2005.

Ket qua nghien cuu thu nghiem tren dia ban Thanh phd Ho ChiMinh

Dan vi thu nghiem: Trung tam Thdng tin - L u u tru va Trung tam kiem dinh va tu va'n dia d'e thupc Sd Tai nguyen M o i trudng Thanh phd H d Chi M i n h . D i a ban thd nghiem: Pham vi ciia dia ban thu nghiem la quan 5, Thanh phd H d C h i M i n h vdi du lieu LIS cua toan bp Quan 5 va sd lieu dinh gia 4 phudng thupc quan 5. He thd'ng da dupe cai dat tai Trung tam kidm dinh ban dd va T u van dia Pc, cap nhat toan bp du lieu va tien hanh dinh gia thu nghiem. Ket qua dinh gia cd cha't lupng kha cao va tien tdi dp dung tren thuc te tai dia ban TP. H d Chi M i n h . Ket qua thu nghiem da duoc Sd Tai nguyen va M d i trudng Thanh phd H d Chi M i n h dng dung trien khai trong cdng tac dinh gia da't cua Thanh phd; ddng thdi giup cho viec hoan thien md hinh he thd'ng, tiep tuc thu nghiem tren dia ban thanh phd Ha N p i .

KET LUAN VA KIEN NGHI

1. Thi trudng bat ddng san la dia ban quan trpng va phuang tien then chdt de khai thac va phat huy npi luc mdt each hieu qua ciia nen kinh te.

KY YEU 'CAC BE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOI TRUUNG GIAI DOAN 2002-2006" ^ 2. Xay dung va hoan thien He thong quan ly dat dai de hinh thanh va phat trien thi

truong bat dong san la mot nhiem vu buc xuc dat ra ddi vdi nude ta trong giai doan hien nay 3. Chinh sach va phap luat ve dat dai la gan lidn vdi qua trinh doi m d i va sir hinh thanh, phat trien cua thi trudng bat ddng san Viet Nam

4. Nha nude cd vai trd quyet dinh trong viec van hanh cua mdt thi trudng bat ddng san lanh manh

5. Hinh thanh he thdng dinh gia dat va quan l y gia dat la khau then chdt de quan ly dupe thi trudng bat ddng san

6. Thu tien su dung dat, thue su dung dat, thue chuyen quydn su dung dat, thue gia tri dat dai gia tang qua gia dat la giai phap tich cue va cd hieu qua de Nha nude thuc hien diing vai trd vda la ngudi quan ly vda la ngudi dai dien chu sd huu dat dai

7. Thu hdi dat, ddn bu giai phdng mat bang la van dd cua nhiem vu phat trien thi trudng bat ddng san

8. Quy hoach sd dung dat la cdng cu quan trong de quan ly da't dai va dieu tiet thi trudng 9. Phat hanh gia'y chdng nhan thd'ng nhat cho ca nha va dat

10. Hoan thien hoat ddng ciia van phdng dang k y quydn su dung dat (cd thd dat ten la van phdng dang ky da't dai) dd thanh "canh tay ndi dai" cua chinh quyen va chd dua phap ly cho cac giao dich tren thi trudng ba't ddng san.

11. Nhung va'n dd can nghien cdu tiep: (1) Co sd thuc tidn va ly luan ciia he thd'ng phap luat vd cac giao dich bat ddng san d Viet Nam; (2) Thuc trang va nguyen nhan tdn tai thi trudng bat ddng san khdng chinh quy d Viet Nam va bien phap khac phuc ; (3) Co sd khoa hoc cho viec xay dung he thd'ng du lieu ve cac thdng tin co ban cho hoat ddng cua thi trudng ba't ddng san vdi nhung ca'p quy md khac nhau; (4) Thuc trang va hidu qua hoat ddng ciia van phdng dang ky quyen su dung dat/sd huu nha d trong thi trudng bat ddng san; (5) Xay dung quy trinh ap dung cac phuong phap dinh gia/ba't ddng san kinh didn vao hoan canh cu thd ciia thi trudng Viet Nam; (6) D d i m d i chinh sach thue chuyen quyen su dung da't va le phi trudc ba - thuc tidn va l y luan; (7) Nghien cuu tieu chuan va Id trinh hinh thanh cac td chuc dinh gia ba't ddng san; (8) Nghien cdu cdng tac dao tao chuyen gia cac nghiep vu vd mua ban, danh gia, t u van, m d i gidi, cdng chdng, bao hidm , tai chinh, phap luat ve ba't ddng san v.v...