TAP CHl LUAT HQC SO 10/2016 NGHIEN CffV-TRAOJiOl
JCIAO mCH CHUYEN QUYEN Slf DUNG OAT
TRONG MOI OUAN HE GIU'A BO LUAT DAN Slf V6l LUAT OAT OAI
VOTHIHdNGYiN*
Tom lit: Cdc giao djch ddn sg vi quyin sir dgng dat dugc xdc lgp, thgc hign vd nhiing tranh chap phdt sinh dugc gidi quyil dua tren cd quy djnh cua Lupt ddt dai vd Bg lugl dan sg. Bdi viet nhpn dign bdn chdt cua quyin su dgng ddt va higu luc cua cdc giao dfch chuyen quyin su dgng ddt trong mdi quan hg giiea cdc quy dfnh cua Lugl ddt dai nam 2013 vd Bp lupt ddn sg nam 2015).
Tie khod: Chuyin quyen; giao dich; hgp ddng; quyin sir dgng ddt
Nhpn bai: 07/6/2016 Hodn thdnh bien tgp: 04/11/2016 Duygl ddng: 09/11/2016
TRANSFER OF LAND-USE RIGHT T R A N S A C T I O N S IN T H E RELATIONSHIP BETWEEN THE CIVIL CODE AND THE LAND LAW
Abstract: Based on the provisions of the Land Law and the Civil Code, transfer of land-use right transactions are established and conducted, and the related disputes over those transactions are solved. The paper identifies the nature of land-use rights and the validity of transfer of land-use rights transactions in the relationship between the provisions ofihe 2013 Land Law and those ofihe 2015 Civil Code
Kevwords: Transfer of rights; transaction; contract; land-use right.
Received: Jun 7*. 2016; Editing completed: Nov 4"', 2016; Accepted for publication: Nov P'*, 2016
1. Khai quat ve giao dich chuyin quyen sir dung dat
Quyfin sd dyng dat Id mpt quyfin phdi sinh tu quyfin sd hdu dit dai. Theo quy djnh cda Hifin phdp ndm 2013 thi dit dai Id tai sdn cong thupc sd bun loan dan va Nhd nudc Id dgi dipn dfi thyc bipn cdc quyfin cda chu sd huu d l i vdi dit dai. Tinh phdi sinh dupc the hifin d cho quyfin cua ngudi su dyng dit chi cd thfi phdt sinh trfin co sd Nhd nudc giao ddt, cho thufi ddt hay ra quyfit dinh cdng nhgn quyen su dyng d i t hpp phdp cda cdc chu thfi sd dyng ddt. TS. Nguyen Ngpc Dien
cho ring: "Trong chieng muc ndo do, cd the coi cdc giao dich giao ddt, cho thui ddt nhu Id cdc hgrp dong hdnh chinh chju su chi phdi ciia Lupt Ddt dai, Bp lupt ddn sg hign hdnh vi phdn minh, chi nhdc din quyen sie dgng ddt nhu cdc tdi sdn hi^n hieu ma khdng bpn tdm den ngudn gdc cua nd ".'*'
Quyln su dyng d i l Id mpt logi quyln tdi sdn vd mang ddc tinh cda tdi sdn vd hinh nfin cdc giao dich v l quyln sd dyng dit chinh Id cdc giao djch chuyin quyen.'^' Chuyin
* Giing vien, Trut^ng Dfi hpc Lu^t Hft N$i E-mail: vuthihongyenhlu@gniaiLcom
(l).Xem: NguySn Ngpc Di^n, Nghien aiu vi tdi sdn trong lugt ddn sir Vi4t Nam, Nxb. Tri TP. Hi Chi Minh, 1998.tr. 132.
(2). Di^u 15 BLDS nSm 2015 quy djnh quy^n si^
94
TAP CHi LUAT HQC SO 10/2016 NGHIENCUV- TRAOBdl quyln su dyng dit la vipc chuyen giao quyen
su dung dit tu ngudi nay sang ngudi khac thdng qua cdc hinh thuc chuyen ddi, chuyfin nhupng, thua kfi, tdng cho quyfin su dyng dit vd g6p vdn bdng quyfin su dyng ddt. Do dit dai Id tdi sdn cong thupc sd huu todn dan do Nhd nudc dgi di$n chu sd hihi vd thong nhit qudn H nfin dit dai khdng dupc dua vdo cdc luu thong dan sy ma chi cd quyfin sd dung dit dupc Nhd nudc giao cho cdc to chuc, hp gia dinh, cd nhdn mdi Id doi tupng cda cac giao djch dan su. Quyfin su dung dat co cac ddc tinh phdp Ii nhu:
Xfit dudi gdc dp vgt Ii, logi tdi sdn ndy cd tinh bat di bat djch. Quyen sd dyng dit Id logi quyfin tai sdn gdn vdi bat dpng sdn Id dit dai nen dupc hudng cdc quy che phdp Ii cua bit dpng sdn.
Xfit dudi g6c dp phdp Ii, quyln sd dyng dit Id doi tupng chiu sy qudn Ii cda nhd nudc vi chung gin vdi dit dai - Id tdi sdn thu^c sd hihi duy nhat cua Nha nudc. Day Id tdi sdn phdi ddng ki quyen sd dyng theo quy djnh tgi khodn 1 Dieu 95 Lugt dit dai ndm 2013.
Vipc nim bit cac bien dpng doi vdi dat dai nhu xdc djnh dupc cdc giao djch dich chuyen quyln sd hdu, cho thufi dai ban, dung dfi thi chip... Id mpt trong nhihig n^i dung cua cong vipc qudn Ii doi vdi dit dai.
Quyfin su dyng dat Id quyen cua nhdng chu the khong phdi chu sd huu dli vdi dit dai, dupc phdp Iugt ghi nhgn thdng qua thd tuc cap giay chdng nhdn ddng ki. Theo do, ngudi su dyng dit cd cdc quyfin ndng tren
dyng dat 1^ m^t lo^i quyln Xk\ shn: "Quyin tdi sdn la quyin trf gid dugc bdng lien, bao gdm quyin ldi sdn ddi vdi ddi titang quyen sd hthi tri tu?. quyen su dying ddt vd cdc quyin tdi sdn khdc ".
dat nhu quyfin chuyen nhupng, chuyfin ddi, gdp vdn, cho thue, thfi chip, de lgi thda kfi ma khdng phdi phy thudc vdo bit cd hdnh vi hay y chi cua ai khdc ngoai vipc tuan thu nhung quy djnh cua phdp Iuat.
2. Cac van de phap li cua giao djcfa chuyen quyen sir dyng dat
2.1. Nguyen tdc dp dung phdp lupt ddi v&i giao dfch chuyin qieyin sie dgng ddt
Bp Iuat ddn sy vdi tu cdch Id Iugt chimg, chua dyng nhiing quy dinh vfi giao djch ddn sy trong do cd giao djch ve quyen sd dyng ddt cua cd nhan, hp gia dinh. Nhung vdn bdn phdp lual khdc trong ITnh vyc ludt tu - cdn dupc gpi Id ludt chuyfin ngdnh, phdi tuan theo vd dya trfin cdc quy djnh cua Bp lu^t ddn sy. Tuy nhifin, cdch thdc dp dyng thi Igi uu tifin cho Iuat chuyfin ngdnh neu Iugt chung cd quy dinh khdc vdi Iugt chuyen ngdnh. Trfin thyc tl, quy djnh cua Bp Iugt ddn su vdi cdc ludt chuyen ngdnh khdc (trong do cd Luat ddt dai) van cdn ton tgi nhttng npi dung khong tipm c ^ vdi nhau.
BLDS ndm 2015 dd ghi nhan nguyfin tic:
Nfiu vdn dfi thupc ludt chuyfin ngdnh dilu chinh nhung luat nay chua quy djnh thi phdi dp dung cdc quy dinh chung cua BLDS.'''*
2.2. Ve chd the cua giao djch chuyin quyin sie dung ddt
Xuit phdt td nguyfin Ii vl mil quan hp giua BLDS ndm 2015 vd Lugt dat dai "ndm 2013 nhu phdn tich d tren, trudc tifin phdi dya trfin nhung quy djnh cua Ludt dat dai ndm 2013 ve chu thfi c6 quyfin sd dyng dit de xdc djnh cdc yeu to co bdn vfi chu the cua giao djch.
(3).Xem: Dieu 4 BLDS nSm 2015.
95
TAP CHi LUAT HQC SO 10/2016 NGHltN ctru-TRAO^$L Khodn 2 Dieu 101 BLDS ndm 2015 quy
dinh: "Viic xdc dinh chd thi cda quan hg ddn su cd su tham gia cda hp gia dinh sir dgng ddt dugc thuc hiin theo quy dinh cda Lupt ddt daf\
Khodn 29, khodn 30 Dilu 3 Lugt dit dai ndm 2013 quy djnh: "Hd gia dinh sie dgng ddt la nhieng ngu&i cd quan he hdn nhdn, huyit thing, nudi duang theo quy djnh ciia phdp ludt ve hdn nhdn vd gia dinh, dang sdng ehung vd cd quyin sie dgng ddt chung tgi th&i diem dugc Nhd nu&c giao ddt, cho thui ddt, cdng nhdn quyin sie dgng ddt; nhdn chuyin quyen sie dgng ddt" Vdi quy djnh ndy, cd the chi ra 3 tieu chi de xdc djnh sd lupng thdnh vifin cda hd gia dinh sd dyng dat gdm: 1) cac thdnh vien trong hp gia dinh sd dyng ddt phdi co mpt trong ba mdi quan hfi hon nhdn, huylt thing, nudi dudng (cd thi thong qua cdc giay td vfi hp tjch de xdc djnh cdc moi quan he ndy, tuy nhien dieu Iugt chua quy djnh r6 day Id mdi quan he cda lung thdnh vifin vdi chu hp sd dyng dit hay la mli quan hp iSn nhau giua cdc thdnh vifin cua hp gia dinh); 2) cd quyln su dyng dit chung (nfiu trong cdc quylt dinh giao dil, cho thufi ddt, cdng nhan quyln sd dyng dil va trong hpp ddng nhdn chuyfin quyln sd dyng dit co ghi ten nhdng ngudi nay, tuy nhifin khong phai dja phucmg nao khi cip cdc quyet djnh nay cung ghi ten diy du cdc thanh vifin); 3) cdng chung sdng tgi thdi difim dupc Nhd nudc giao dit, cho thue dit, cdng nhdn quyfin sd dyng ddt; nhdn chuyfin quyen sd dyng ddt (thdng qua sd bp khiu cua hp gia dinh tgi cac thdi difim trfin de xdc dinh cdc thdnh vifin cdng chung song, tuy nhifin khong phdi dia phuang ndo cung luu trd
dupc diy dd cdc thdng tin ndy trong boi cdnh cua chiln tranh va logn lgc, thien tai).
Nhu v§.y, vdi quy djnh cua Ludt dat dai ndm 2013 tudng chung dd tim ra dupc gidi phdp dl cdc chu thfi di tim in so vl so lupng cac thdnh vien cda hp gia dinh sd dyng dit nhung vdi nhttng vudng mic nfiu trfin khien cho giao dich vl quyln sd dung dat cd nguy CO bj vo hipu do khdng xdc djnh day du dupc chtt ki cda cdc thdnh vifin hp gia dinh su dung dit. Theo tdc gid, vdi quy djnh cua cdc khodn 29, 30 Dilu 3 Lugt dit dai ndm 2013 mdi chi xdc djnh dupc nhdng ngudi c6 quyfin sd dyng dit, chd chua phdi Id cdn cu de xdc djnh nhdng ai Id chu thfi cua quan hp vl quyln su dung dit. Bdi IS chu the cua quan hp dan sy vl quyfin su dyng dat ngodi ylu tl cd quyln sd dyng ddt thi phdi c6 ndng Iyc chd the trong quan he do. M^c du hp cd quyln su dyng dit (cd ten trong quylt djnh giao dit, cho thue dit, cdng nh$n quyln su dung dit hay cd tfin trong hpp dong nhdn chuyen nhupng quyen sd dung ddt, cd mli quan he hon nhdn, huyet thong, nudi dudng tgi cdc thdi difim tren) nhung vdo thdi dilm xdc Idp giao dich ve quyen sd dung dit c6 thi da chet hodc bj mat ndng Iyc hdnh vi ddn sy, CO khd khdn trong nhan thdc vd ldm chu hdnh vi... Khi dd nhiJng cd nhdn nay kh6ng thfi ki tfin trong cdc giao djch ve quyln sd dung dat md phdi thdng qua nhttng ngudi dgi dien theo phdp luat ho^c phdi co vdn bdn khai nhdn di sdn thua kl trong trudng hpp hp chit.
Cac vin dl phdp Ii co bdn khdc lifin quan din chd thfi cua giao djch chuyin quyln sd dyng dit nhu chCi thi Id vp ching, chu thi thupc sd huu chung theo phin dli vdi quyfin sd dyng dit (dupc thua kl chung,
TAP CHi LUAT HOC S6 10/2016 NGHltNCUV- TRAOBdl
t$ng cho chung, gdp tiln de tgo ldp quyfin sd dyng dit), chii thi thupc sd hiiu chung cdng ding... phai cdn cd vdo quy dinh cda BLDS ndm 2015 vd Lugt hdn nhan va gja dinh dfi xdc djnh. Ben canh do, cdc chu thfi cda hp gia dinh su dyng dit Iudn cd sy bien ddi nhu c6 ngudi bj chet, bi tuyen bd chet, chuyfin noi cu tni, mat tich... thi tu cdch chu thfi trong giao dich chuyfin quyfin sd dung ddt cd thay doi hay khdng - cau trd Idi chinh xdc lgi phdi dya trfin cdc quy dinh cua BLDS ndm 2015 vfi cdn cu xdc Igp, chim dut quyfin sd hihi doi vdi tdi sdn. Nhu vay, Lugt dit dai chi xdc djnh chd thfi cd quyen su dyng ddt con cdn cu xdc lap quyen su dyng ddt cd hpp phdp, khong, ngudi cd quyen su dyng dat cd trd thanh chu thfi cd quyfin ky kfit vd thyc hi?n cdc giao djch ve quyfin sd dyng dit hay khong thi Igi phai dya tren nhung quy djnh cy thfi cua BLDS ndm 2015.
2.3. Ve cdc quyen cita nguai su dgng ddt vd cdc logi giao djch chuyin quyin su dgng ddt
Difiu 167 Ludt dit dai ndm 2013 quy dinh:
^'Ngu&i su dung ddt dugc thuc hign cdc qi^n chuyen ddi, chuyin nhugng. cho thue.
cho thui lgi, thiea ke, tgng cho. the chdp, gdp vdn quyen sie dgng ddt theo quy dfnh cda Lupt ndy". Trfin co sd dd, cdc chu thfi sfi xdc l§p cdc giao djch chuyfin quyln sd dyng ddt tucmg ung vdi cdc quyfin dupc phep cua minh. Vi vdy, vipc ddt ten gpi cua timg giao djch ciing nhu vipc xdc djnh npi dung cua cac dilu khodn trong moi giao dich cin phai dya yfin nhung quy djnh cua BLDS ndm 2015 de dam bdo tinh hpp phdp cua chung.
Van dfi con ton tgi i^ifiu quan dilm khdc nhau lifin quan den quyfin cua ngudi su dyng dit va giao djch \c quyfin su dung dit duoc
xdc lap la tinh hpp phdp cua hop ddng cdm cd quyfin sd dyng dat Quan dilm dng hp thi cho ring'^' mdc du ten gpi loai hpp ddng ndy khdng duac quy djnh trong BLDS ndm 2015, Luat dk dai ndm 2013 cung khong lifit kfi quyfin cua ngudi su dyng dat cd quyen cam cd nhimg khdng cd quy dinh cam cua phdp lugt, do do ve nguyen tic cdc bfin dupc quyen ty do xdc lap hpp ddng md phdp lugt chua quy djnh nhung khdng vi pham difiu cam cda phdp va khdng trdi dgo due xa hpi.'^* Quan difim phdn bdc thi cho ring, ngudi su dyng dit chi dupc thyc hipn nhflng quyfin ma phdp ludt cho phep; trong khi do Difiu 167 Ludt dat dai ndm 2013 khdng quy djnh quyen cam co quyfin sd dyng dat, do vgy khdng the cd hpp dong cam cd quyfin sd dyng dit. M§c du Dilu 310 BLDS ndm 2015 cd dfi cap trudng hpp cam co bit dpng san nhung Igi chua cd vdn bdn ndo khing djnh quyen su dung dit Id bdt dpng sdn.'^' BLDS ndm 2015 Ian ddu tifin chinh thuc ghi nhgn quyfin su dyng ddt Id mot logi quyln tdi sdn*'' chd khong khdng dinh Id bdt dpng sdn, do vdy khdng thfi Id doi tupng cua cim cd.
Mdc du khodn 4 Difiu 5 Ludt kinh doanh bat dpng sdn ndm 2014 co quy djnh vfi cdc bat dpng sdn dupc dua vdo kinh doanh bao gdm:
''4. Cdc logi ddt dugc phep chuyin nhugng, cho thui, cho thue lgi quyen sir dung ddt theo quy dinh cua phdp lugl vi ddt dai thi
(4).Xem: D 6 VSn Dgi, Giao djch ve quyen su dung ddf: Nhiing bat egp va hu&ng sua doi Lugt dat dai, nguon: http://lks.edu.vn/thong-tin-khoa-hoc/chi-tiet/
81/591,tmy c§p ngiy 10/4/2016.
(5).Xem: Diiu 117 BLDS nam 2015.
(6).Xem: Diau 310 BLDS nSm 2015, (7),Xem: Dieu 115 BLDS nSm 2015.
97
TAP CHi LUAT HQC SO 10/2016 NGHIEN ctil[-TRAOBdl dugc phep kinh doanh quyen sir dgng ddf\
Tac gia cho ring dieu Iuat ndy quy djnh chua rd rang d cho: I) Theo logic, dfi quy djnh cdc loai bit dpng san dupc dira vao kinh doanh dudi dgng lipt kfi thi cac khodn cua difiu Iuat s5 bit diu bdng danh td nhu: nhd, cdng trinh xdy dyng, cac logi dit... Nhu vay thi cdc logi dit se Id bit dpng sdn chu khdng phdi quyln su dyng ddt Id bat dpng sdn; 2) Theo ciu tnic ngtt phdp, sau tu "tW" Id kit qua, theo do cdc chu the dupc quyen kinh doanh quyfin su dung ddt ma tfin difiu ludt "cdc logi bit dpng sdn dupc dua vdo kinh doanh" nfin CO the kfit lugn: quyfin su dung ddt Id m^t logi bat dpng san. Cdch quy djnh ndy cd the dan dfin nhihig each hifiu khdc nhau.
Nguyfin nhdn cua nhftng quan difim khong nhat qudn trfin la do cac vdn bdn phdp ludt c6 lifin quan nhu BLDS ndm 2015 vd Lugt ddt dai ndm 2013 chua cd. quy dinh cy thfi de dinh hudng cho cac chu thi khi xdc Igp, thyc hipn cdc giao dich lien quan din quyln su dyng dit. Difiu nay cd thi khiln cho nhdng tranh chap tifim dn phdt sinh ma cdc CO quan xet xu khdng cd cdn cd dl gidi quyfit. Theo quan diem cua tac gid, quyln sd dyng ddt Id mpt logi quyfin tdi sdn nhung Id quyln tdi sdn gdn vdi mpt mdnh dit cy thi nfin sfi dupc hudng quy chl cua mpt bit dpng sdn vd do vay cung cd thi la dli tupng ciia bipn phdp cam cd theo quy dinh cua khodn 2 Dilu 301 BLDS ndm 2015.
2.4. Vi hinh thuc cda giao dich chuyin quyin su dung ddt vd hdu qud phdp li cda giao dich chuyin quyen sie dgng
Hinh thuc cua giao djch chuyfin quyen su dyng dat phai tudn thu quy djnh cda phdp lugt vd la mpt difiu kifin dnh hudng dfin hifiu
Iyc cua giao dich. Do quyfin sd dyng dat Id mpt logi tai sdn ddc thu, dupc phdi sinh td mpt tdi sdn cd tinh d^c bipt Id dat dai thupc quyln sd hOu cua todn dan do Nhd nudc Id dgi di$n thyc hi$n quyln sd hdu nfin Nhd nudc phdi tiln hdnh cdc hogt ddng qudn li doi vdi cdc giao dich vl quyln sd dyng dat. Theo quy djnh cda khodn 3 Dilu 167 Ludt dat dai ndm 2013: "Viic cdng chuTig, chung thgc hgp ddng. vdn bdn thuc hign cdc quyin ctia ngu&i sie dung ddt dugc thgc hign nhu sau;
a) Hgp ddng chuyin nhugng, tgng cho, the chdp, gdp vdn bdng quyen sie dgng ddt.
quyin su: dung ddt vd tdi sdn gdn liin v&i ddt phdi dugc cdng chieng hodc chieng thgc, trie tru&ng hgp kinh doanh bdt dpng sdti quy dfnh tgi diem b khodn ndy;
b) Hgp ddng cho thui, cho thui lgi qityin sir dgng ddt, quyen sir dgng ddt vd tdi sdn gdn liin v&i ddt, hgrp ddng chuyin ddi quyin su dgng ddt ndng nghi$p; hgp ddng chuyin nhugng quyen sic dgng ddt, quyin su dung ddt vd tdi sdn gdn liin v&i ddt, tdi sdn gdn liin vdi ddt md mpt ben hope cdc bin tham gia giao dich Id td chuc hogt dpng kinh doanh bdl dpng sdn dugc cdng chirng hope chieng thgc theo yiu cdu cua cdc ben;
c) Vdn bdn vi thiea ki quyen sie dung ddt, quyin sir dgng ddi vd tai sdn gdn liin v&i ddt dugc cdng chung hope chung thgc theo quy dfnh ciia phdp lupt vi ddn su;
d) Vigc cdng chung thuc hign tgi cdc td chirc hdnh nghi cdng chieng, vigc chirng thuc thgc hign lgi uy ban nhdn ddn cdp xd"
Nhu vgy yeu ciu diu tien vl hinh thdc cita giao dich chuyin quyln sd dyng dat Id phdi dupc cdng chdng ho§c chung thyc. Ddy Id nhflng quy phgm cd tinh chit mpnh Ipnh
TAP CHi LUAT HOC S6 10/2016 NGHIEN Clfu - TRAO Bdl hay cdn dupc gpi Id quy pham bdt bupc.
Dilu ndy cung ding nghia vdi vipc neu khong tuan thu thi cac bfin da vi phgm nhftng quy djnh thupc vl trat ty cdng. Dudi gjdc dp kinh tl vd xd hpi thi quyln sd dyng dit Id mpt logi tai sdn cd gia tri Idn nfin cdc giao djch vl quyln sd dyng dit cin duoc xdc lap mpt cdch cin trpng, chdt chfi vdi su tham gia cua CO quan cdng chung - dupc coi la ngudi gdc cdng cho hpp dong. Vipc cdng chung giup cho vipc bdo ddm tinh hpp phdp trong Dpi dung cua giao dich, gidm bdt cdc giao djch "bdt dpng sdn ma" cd yfiu td Ida doi va tao ra chrnig cu phdp Iy nfiu cd tranh chip xdy ra. Tiep theo thd tuc cong chdng, chung thyc thi giao djch chuyen quyfin sd dyng dit chi dupc coi id da dgt dupc myc dich khi hodn tat thu tyc ddng ki biln dpng tgi co quan nhd nudc c6 tham quyen. Tren thfi gidi ton tai 2 hp thong ddng ki tifiu bifiu ddi vdi dat dai: hp thdng ddng ki dfi dli khdng vdi ngudi ihu bg (cdn hifiu Iyc cda hpp dong vfi quyen su dyng ddt khong phy thupc vdo vipc ddng kl); hp thing ddng ki dfi xdc lap quyen.* Cdc giao djch chuyen quyln phdi dupc xdc lap theo nhflng dilu kifin nghiem ngdt ve hinh thuc bao gom cd cdng chdng vd ddng ki. Lugt dit dai ndm 2013 quy dinh:
'Tiec ehuyin ddi, ehuyin nhugng, cho thue, cho thue lgi, thira ki, tgng cho, thi chdp quyin sir dung ddt. gdp vdn bdng quyin su dgng ddt phdi ddng ki tgi ca quan ddng ki ddt dai vd cd higu lgc ki tie th&i diim ddng
(8). Nguyin Ngpc Di?n. Mdi quan h? giUa ddng ki bdt dgng sdn vdi xdc lgp quyin ddi vdi bdt dgng sdn, Dgu6n: www.thongtinphapluatdansu.com/2010/02/04/
4419/, tmy c$p ngiy 18/S/2016.
ki vdo sd dia chinh" (Difiu 188). Nhu vgy, thdi dilm dang ki bifin dpng quyen su dyng dit vao sd dia chinh cd 2 y nghia phap li co ban: la thdi diem cd hipu Iyc cua hpp ddng va la thdi diem quyen trong hpp ddng do cd gid tri ddi khdng vdi ngudi thu ba. Quy dinh nay cdn cd myc dich giup cho hogt dpng qudn li cua Nha nudc ddi vdi ddt dai dupc chgt che cflng nhu gdp phin Iam cho cdc thdng tin vl tinh trgng phdp II cua quyen su dyng ddt vd thdng tin cua thi trudng bdt dpng sdn trd nfin minh bach hem. Khodn 2 Difiu 117 BLDS ndm 2015 quy dinh cu thi vl hinh thuc cda giao dich trong trudng hpp phdp Iuat c6 quy dinh dupc coi Id difiu kipn dfi cdng nhdn tinh hpp phdp cua giao djch.
Mdc du trong Ludt dit dai ndm 2013 khong cd bdt cu dilu ndo quy djnh vl giao djch chuyin quyln sd dyng dit nhung nhung npi dung dupc quy djnh ve chu thfi c6 quyln su dyng dit, difiu kifin chuyin quyln su dyng dit, hinh thdc chuyfin quyln sd dyng dit lgi Id nhflng difim cot Ifli dl chuyin tdi chiing trong mpt giao djch cy thfi vfi quyln sd dyng dit dupc quy djnh trong BLDS ndm 2015.
Dli chifiu vdi nhttng quy dinh tgi Dilu 117 BLDS ndm 2015 vl dilu kien co hi|u Iyc ciia giao djch dan sy vd nhflng quy dinh vl chuyfin quyen sd dung dat trong BLDS ndm 2015, CO thi thiy ring m^t giao djch chuyen quyfin su dyng ddt phdi tuan thu trudc hit nhftng quy djnh trong Ludt dit dai (vdi tu cdch Id lugt chuyen ngdnh) vd sau dd phdi ddp dng cac quy djnh vfi giao djch ndi chung duac quy djnh trong Bp Iugt dan sy. Cdc dieu kien cd hipu Iyc cua giao djch ddn sy ndi chung ma giao dich chuyfin quyfin su dyng 99
TAP CHi LUAT HOC so 10/2016 NGHliN cffV-TRAODdl dat cung phai tuan thii nhu di^u ki6n vi chu
the, digu ki?n ve muc dich va n$i dung ciia giao dich, dieu kifn ve yeu t6 tu nguyfn ciia cac chu the tham gia giao dich, dilu ki?n vi hinh thiic cua giao dich. Nlu chi cfin vi pham mpt trang cac dieu kien tren thi toa an se tuyfn bo giao dich chuyen quyen sii dung dAt !a vo hiStL Hdu qua pliap li ciia giao dich chuySn quySn sii dyng dSt v6 hieu duoc ap dyng theo quy djnh cua BLDS nim 2015, cy thi:
Ve thai hi6u klioi kifn: Thoi hifu khdi kifn d6i vcri giao djch dan su vo hifu do vi pham ve chu the, y chi, hinh thiic la hai nSm kc tli ngay xdc lap giao dich. Tuy nhien theo quy dinh cua Luat to tung dan s\r, niu cdc chu the kifn ddi lai quyln sii dung dit thi 1^
khong ip dyng thiri hifu khcri kifn.
Ve hau qua phap li ciia giao djch ddn s\r vo hifu: Nfu cdc chu thf khong tuan thu cdc quy dinh ve hinh thtic cua giao dich chuyin quyln sii dyng dat nhu khong cong chiing, chiing thyc thi khoan 2 Dilu 129 BLDS ndm 2015 quy djnh nhu sau: "Giao dich ddn su da dugc xdc lap bdng van bdn nhung vi phgm quy dinh bit bugc vi cong chiing, chiing thuc md mgt ben hogc cdc ben dd ihuc hien it nhdt hai phdn ba nghia vu trong giao dich thi Iheo yeu ciu cita mgt ben hogc cdc ben, lod dn ra quyet dinh cong nhgn hieu life cua giao dich dd. Trong truang hgp ndy, cdc ben khdng phdi thuc hien vice cong chiing, chirng thuc ".
Co nhQng van de sau day can ddt ra doi vcri quy dinh tren: Thii nhdt, vifc xdc dinh
"mot ben hodc cac bfn dd th\rc hifn it nhit hai phan ba nghia vu trong giao dich" ve quyln sir dyng dat li dilu "khong thf" ddi voi h(?p dong the chap quyen sii dyng ddt.
Boi cdch xae djnh 2/3 nghia vy chi c6 the dp dyng d6i vdi lo^ nghTa vy thanh todn tien, tra ng ho§c nghia vy thyc hifn cdng vifc ma cdng vifc do cd thi chia thiith nhieu phan df thuc hifn. Thti hai giai phdp dua ra t?i Dieu 129 cua BLDS ndm 2015 chi dimg lai d vif c hgp ding khdng tuan thu quy dinh bdt bufc vl cdng chung, chumg th^c mi chtia cd quy dinh gidi phap ddi vdi hpp ddng bdt bugc phai cdng chiing, chirng thyc va ddng ki nhung khdng ddng ki. Do dd, cd thi tdn t^ii hai each suy doan sau ddi vdi trudng hrjp nay: 1) Do Dilu 188 Luat ddt dai ndm 2013 quy djnh cdc giao dich chuyfn ddi, chuyen nhugng, cho thue, cho thue I^ii, thira ke, tdng cho, thi chap quyln su dyng ddtj gdp vdn bang quyen sii dyng ddt phai ddng ki tai ca quan ddng kl ddt dai va cd hifu lyc kl tir thdi dilm ding ki vao sd dia chinh nen neu cdc ben khdng ding ki tlii ducmg nhien li vd hifu, khdng cdn phii thdng qua thu tyc tuyen bd vd hifu hay thu tuc cdng nh§n hifu lyc cua toi an; 2) Cac giao djch vl quyen sir dung dit neu trf n chi cdn cdng chiing, chiing thyc li dd cd hifu Iyc, nlu khdng cdng chiing, chiing thyc nhimg cd Ijp thinh vdn ban mi da thyc hifn dugc 2/3 nghTa vy thi toi dn sS cdng nhan hieu lyc cua hgp ddng.
Ddng ki chi li thu tyc hinh chfnh, liSn quan den hoat dgng quin li nhi nudc ddi vdi dat dai chii khdng inh hudng din hifu lyc cua giao dich. Cd thi ndi, sy khuylt thilu gidi phdp dli vdi cac giao dich vl quyln sir dyng ddt khdng tudn thu quy djnh vl ddng ki di khien cho viec hieu, van dyng phdp ludt dat dai vi din sy chua cd su thong nhat vi chua phat huy dugc sire m ^ dilu chinh ciia minh.
(Xem tiip trang SI)