PHAP LUAT VE BAO LANH TRONG BAN, CHO THUE MUA NHA d HINH THANH TRONG
T U O N GLAI
Bui Dire Giang Tdm tdt: Ludt Kinh doanh bdt dpng sdn ndm 2014 dgt ra yeu cdu ddi vdi chu dm tu phdi cung cdp cho khdch hdng mua, thue mua nhd d hinh thdnh trong tuang lai bdo lanh ngdn hdng trudc khi ky cdc hgp dong ndy. Tuy nhien, con khd nhiiu mdu thudn gida quy dinh cita vdn bdn ndy vdi hudng ddn cua Ngdn hdng Nhd nudc.
Abstract: The Law on Real Estate Business of 2014 requires real estate investors to provide their customers of sale or rent of future housing bank guarantee before signing agreements. However, there are conflicts between this Law and relevant guidelines of the State Bank.
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gay 25/6/2015, Ngdn hang Nha nudc Viet Nam da ban hanh Thdng tu sd 07/2015/TT-NHNN vl bdo lanh ngdn hdng (Thdng tu 07) trong do cd khd nhilu quy dinh lien quan tryc tiip tdi bao lanh trong ban, cho thue mua nhd d hinh thdnh trong tuong lai, nham cy thd hda quy djnh tgi Didu 56 Lu^t Kinh doanh bit ddng sdn ndm 2014 (LKDBDS). Ddy la mpt chd djnh phdp ludt mdi cd dnh hudng ddng ke tdi thj trudng kinh doanh bdt dOng sdn.1. Gid tri phdp 1^ cua cam ket bao Idnh
Didu 56 LKDBDS quy djnh, chu ddu tu dy dn bdt ddng san trudc khi ban, cho thud raua nhd d hinh thdnh trong tuong lai phdi dugc ngdn hang thuong ragi cd dii ndng lyc thuc hien bdo lanh nghia vy tai chinh cua chu dau tu ddi vdi khach hang, khi chii ddu tu khdng ban giao nhd d theo diing tien dp da cam kdt vdi khdch hang.
Tuy dieu ludt dgt ra nghta vy ddi vdi chii ddu tu phdi cung cap bdo Idnh ngan hang cho khach hang mua, thud mua nhd d hinh
TS., Dai hpc Pans 2, Phip.
thdnh trong tuang lai, nhung Igi khdng quy dinh ro gia trj phdp ly cua cam ket bdo lanh ngan hang nay. Lieu cam ket bdo lanh do ngdn hdng phat hanh cd the dugc coi Id mdt trong cac dieu kien de giao dich bdn, cho thud mua nha d hinh thdnh trong tuang lai cd hieu lyc hay khdng? Hay day chi Id m0t nghia vu don thudn cua chii ddu tu md vi?c vi phgm nghia vu nay khdng dnh hudng din hieu luc cua giao djch mua bdn, thue mua nhd d hinh thanh trong tuong lai?
Nghj dinh sd 76/2015/ND-CP ngdy 10/9/2015 hudng dan thi hdnh LKDBDS van bd ngd vdn de nay. Trong thyc td, cac ngdn hdng thuang mgi, dgc biet la cdc ngdn hdng bdn le cho vay cd nhdn dang bdn khoan lieu hp ed thd tai trg von cho cdc giao djch mua bdn hay thue mua nha d hinh thanh trong tuang lai khi chua cd bao lanh tu mpt ngan hang khdc hay khdng?
Theo quy djnh tgi khodn 1 Dilu 410, khodn 2 Dieu 122 vd khodn 2 Dilu 124 Bp ludt Dan su hien hdnh (khodn 1 Dilu 407, khodn 2 Didu 117 vd khodn 2 Didu 119 8?
ludt Ddn sy 2015), dudng nhu cam kit bdo lanh ngan hang khdng duge coi Id dieu kidn hipu lyc vd hinh thuc hgp ddng. Tuy
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vgy, ndu dp dyng Dilu 128 Bd lugt Dan su hidn hdnh (Dilu 123 Bd ludt Dan su 2015) c6 thd coi vide xdc lap hgp ddng mua bdn, thud mua nhd d hinh thdnh trong tuang lai khi chua cd bao Idnh ngdn hdng Id vi phgm didu cam cua phdp ludt vd cdc hgp ddng nay duong nhidn vd hidu.
2. Tinh chat cua bao lanh ngan hang Ydu edu bdo Idnh bdt budc trong ban, cho thud mua nhd d hinh thanh trong tuong
!ai' la mdt quy djnh hudng tdi bdo vd khdch hang Id bdn yiu thi ngay tinh.
Tuy vgy, chi djnh bao Idnh ndy cua phap ludt Viet Nam theo hudng ed loi cho bdn nhdn bdo lanh va khd "nguy hilm" ddi vdi ben bdo Idnh. Thyc vdy, theo khodn 18 Didu 4 Ludt Cdc td chdc tin dung nam 2010 vd khodn 1 Didu 3 Thdng tu 07, ngdn hang phat hdnh bao lanh sd phdi thuc hidn nghia vu tdi chinh thay cho ben duge bdo Idnh khi ben nay khdng thyc hidn hodc thuc hien khdng ddy dil nghia vu da cam klt^. Nhu vdy, cd thi thdy, phdp ludt ngan hdng da loai trd khd nang cde ben cd the thda thudn ve viec ngdn hdng phat hanh bdo Idnh ehi phdi thyc hidn nghTa vy bdo lanh khi ben dugc bao lanh khdng cd kha ndng thuc hipn nghia vy ciia minh. Ndi cdch khac, khi nghia vu ban giao nhd d ddn ban, ndu chu ddu tu khdng thyc hidn hay thyc hien khdng day du nghia vy ndy, bdn mua hay thue mua cd quyen ydu edu ngdn hang thuc hien nghia vy bao lanh md
' v l nguyen tic, chi khi chii diu tu tim thiy khich hing cho mdt dem vj sin pham nhi d nhat djnh thudc dy in thi mdi phii li£n h? vdi ngin hing dl thyc hi^n vi6c xic lap bio linh.
^ v l bao linh ngin hing, xem tham: Nguyin Thinh Nam, "Hoin thi^n phip luit vl ho^it ddng bio linh ngSn hing d Vi^t Nam", Luin in tiln si Luat hoc, Khoa Lu^t, Dai hpc qudc gia Hi Npi, 2015.
khdng can phai chdng minh vdi ngdn hang vide ehii ddu tu khdng cd khd ndng tai chinh thyc hidn nghia vy hoan tra sd tiln img trudc vd cac khodn tiln khdc. Ben mua hay ben thud mua chi can chung minh vdi ngan hdng vide chu ddu tu da vi phgm cam kit ban giao nha.
Thyc td cho thay, trong mdt sd trudng hgp ndu chu dau tu khdng bdn giao nhd diing tien do thi cd nguy co pha sdn va ngdn hdng se khd truy ddi sd tiln bdo Idnh da thanh todn. Do do, ngan hdng cdn danh gia than trpng ndng lyc chu dau tu vd ddy ciing Id mdt trong cdc ydu cdu thdm dinh bdo Idnh dugc ndu tai dilm e khodn 1 Didu 12 Thdng tu 07.
3. Nghta vu dvp^c bao lanh Theo khoan 3 Dilu 56 LKDBDS, nghia vy dugc ngdn hdng bdo lanh Id nghia vu hoan trd "so tien dng trudc vd cdc khodn tien khdc cho khdch hdng" theo hgp ddng mua ban hay thud mua vd hgp ddng bdo lanh da dugc ky kit.
Vd nguyen tdc, tdng sd tiln iing trudc ma khdch hdng thanh todn cho chu ddu tu trong giao djch mua bdn, thud mua bat dpng san hinh thdnh trong tuong lai khdng dugc vugt qud 70% gia trj hgp d6ng (50%
neu chu dau tu Id doanh nghiep cd vdn ddu tu nude ngodi) (khoan 1 Didu 57 LKDBDS).
Vdy, can hidu "khodn tiin khdc" neu tai Dilu 56 LKDBDS nhu thi ndo? Dilm c khodn 1 Dieu 12 Thdng tu 07 dudng nhu di theo hudng ddy Id cdc khodn tidn khdc md ben raua, bdn thue mua dd trd cho chu ddu tu. Chang hgn, do cd thi Id tiln bdi thudng thiet hgi hay phat vi phgm khi ben mua, hay ben thud mua khdng thanh todn sd tien iing trudc theo diing cara kdt.
NHA NU'dC VA PHAP LUAT SO 2/2016
Tuy nhidn, khodn 3 Dilu 56 LKDBDS da quy djnh cdc khodn tien khdc cd the dugc ndu trong hgp ddng bdo lanh dd ky kit. Ndi cdch khde, hgp ddng cd thd quy dinh sd tiln bdo lanh bao gdm ca tiln bdi thudng thidt hai hay phat vi phgm ma chu ddu tu phdi tra cho ben mua, ben thud mua trong trudng hgp khdng bdn giao nhd d theo diing tien dp da cam ket.
4. Thdi diem phat hanh bao lanh Theo didm b khodn 1 Dilu 12 Thdng tu 07, ngan hang se ehi phdt hanh bdo Idnh khi trong hgp ddng mua bdn, thud mua c6 quy dinh nghia vu ciia chu ddu tu phai hodn lai tiln eho bdn mua, bdn thue mua trong trudng hgp ehu ddu tu vi phgm nghia vy bdn giao nhd d theo tien dp da cara ket.
Cd sy mdu thudn giiia quy djnh nay vdi Dilu 56 LKDBDS. Bdi theo LKDBDS, phai ky hgp ddng bdo lanh trudc, sau dd mdi ky hgp dong mua ban hay thud mua^, thi trinh ty ndy theo Thdng tu 07 dudng nhu bi ddo ngugc. Cd the Iy gidi ciia Ngan hang Nhd nudc Id, ndu cdc ben chi cung cdp cho ngan hang dy thdo hgp ddng mua bdn hay thue raua va ngdn hdng phdt hdnh bao Idnh trdn co sd du thao nay, thi ngdn hang cd thd phdi ganh chju riii ro Id phgra vi nghTa vy duge bdo lanh c6 the se thay ddi khi cdc bdn ky chinh thuc hgp ddng.
Hon nua, vd ky thudt soan thdo, se khdng thd quy chieu chinh xdc tdi hgp ddng mua bdn hay thud mua Idm phdt sinh nghia vu dugc bdo Idnh khi hgp ddng chua dugc ky kdt. Trong thyc td, mdt sd bdn dn cua tda an khdng cdng nhdn vide xdc dinh nghia vu duge bdo ddra mdt cdch chung chung. Do dd, hudng dan cua Ngdn hdng Nhd nudc tgi
Thdng tu 07 Id hgp ly. Khdch hang cd thfi tu bao vd minh bdng cdch quy dinh trong hgp ddng mua bdn hay thue mua rdng hop ddng mua bdn hay thud mua chi cd hipu lyc ke tir thdi dilm nhan duge cam kit bao lanh cua ngan hang. Quy dinh nay ciing khdng ddt ra nii ro ddng ke ndo doi vdi ngan hang.
Hem nfia, ciing nhu cdch tiip cgn theo quy djnh eii'', khodn 12 Didu 3 Thdng tu 07 phan dinh ro hai loai cam ket bdo lanh la thu bdo Idnh va hgp ddng bdo lanh. Hpp ddng bao lanh Id thda thudn giiia bdn bao lanh (ngdn hang) vdi ben nhdn bdo lanh (khdch hdng mua, thud mua nha d hinh thanh trong tuong lai) vd cdc bdn cd lidn quan (chdng hgn chit d^u tu). Nhu vgy, khdch hang mua, thud mua nha d hinh thdnh trong tuong lai duong nhidn la mpt bdn cua hgp ddng bdo lanh. Tuy nhidn, khoan 2 Didu 56 LKDBDS Igi quy djnh chu ddu tu CO trdeh nhiem giri ban sao hpp ddng bao lanh cho ben mua, bdn thud mua khi ky kit hgp ddng mua, thud mua. Vdy, hgp ddng bdo lanh ciia LKDBDS chi co the dugc hieu la cam ket bdo lanh don phuong ciia ngdn hdng.
5. Thdi h^n hidu lire cua cam ket bao lanh
Theo quy djnh tai Didu 405 B$ lugt Ddn su hidn hdnh (khodn 1 Dilu 401 Bo ludt Ddn sy 2015), vl nguydn tdc, hpp ddng cd hieu lyc tir thdi dilm giao ket, tiii trudng hgp cdc bdn cd thda thugn khac ho^c phdp luat ed quy dinh khdc.
Khodn 1 Dieu 19 Thdng tu 07 ehi rd:
"Thdi hgn hiiu lice cua cam kit bdo lanh dugc xdc dinh td ngdy phdt hdnh cam kit
^ Chu dSu tu cd trich nhi$m cung cdp cho khich hing ban sao hgp ddng bio linh khi k^ kit hpp d6ng mua bin, thufi mua nhi d hinh thinh trong tuong lai.
* Khoin 9 Dilu 3 Thdng tu sd 28/2012/TT-NHNN ciia NgSn hing Nhi nudc ngiy 3/10/2012 vl bio lanh ngan hing, dupc b6 sung, sua dii nim 2014.
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bdo Idnh hodc sau ngdy phdt hdnh cam kit bdo lanh theo thda thudn cua cdc ben liin quan cho din thdi diim hit hieu luc cua nghia vu bdo lanh".
Nhu vgy, cd thi hidu Thdng tu 07 quy djnh ngdy hidu luc ciia cam kit bdo lanh Id td ngdy ngdn hang ehinh thiic phdt hdnh cam kdt bdo Idnh.
Khodn 2 Dilu 56 LKDBDS quy djnh, hgp ddng bdo lanh cd thdi hgn cho din khi nhd d dugc ban giao cho bdn mua, ben thud mua. Quy djnh nay khd cung nhdc bdi: (i) Cd nhiing trudng hgp ehu ddu tu khdng thi thyc hien dugc nghta vy bdn giao nhd d, va (ii) Di ngugc Igi cae nguyen tde chung vl buy bo va ehdm diit bao lanh dugc ghi nhgn trong Bd luat Dan sy.
Ngugc Igi, diem e khodn 1 Dilu 12 Thdng tu 07 quy dinh, cam kit bdo lanh phdi cd hidu luc din thdi dilm it nhdt sau 30 ngay ke td ngdy chu ddu tu phai ban giao nha cho khdch hang ndu trong hgp dong mua ban hay thud mua. Dilu 23 Thdng tu 07 liet kd danh sdch it nhdt 7 trudng hgp ehdm diit nghia vu bao lanh (theo thda thudn cua cac bdn, hgp ddng mua bdn/thue mua bj hiiy bd...). Cdc quy dinh nay khd thi ban so vdi gidi phdp eua LKDBDS.
6. Bao dam hoan tra so tien bao lanh
Bdo lanh dugc xem Id mdt hinh thuc cap tin dyng cho chu ddu tu^ va ngdn hdng
' Sau khi thyc hi^n nghTa vy bio linh, ngin hing phit hinh bio linh h^ich toin ghi np vao tii khoin cho vay bat bu^c s6 tiln di tri thay cho chu diu tu, dn djnh thdi h^n cho vay bat budc, kj han tri np vi Iii suit ip dyng (khdng qui 150% Iii suit cho vay thdng thudng dang ip dung ddi vdi khoin vay cd thdi ban tuong ling t*i to chiic thi dyng) phd hpp vdi thda thu^n cip bio ISnh da dugc ngin hing vi chii
CO toan quydn quydt djnh lipu cd ydu cdu chu diu tu ky ket hgp ddng bdo dam cho khodn tin dyng nay hay khdng (Dilu 17 Thdng tu 07). Tuy nhidn, do hinh thue tin dyng ndy tilm an rui ro nen ciing vdi vide thu phi bdo lanh, vide nhdn bao ddm la edn thilt.
Ngdn hang cd thi nhgn thi chdp nhd d hinh thanh trong tuong lai thupc dy dn dugc bdo lanh. Ludt Nhd d 2014 cho phep chu ddu tu dugc thi chdp: (i) Mpt phdn hogc todn b0 du an ddu tu xdy dyng nhd d, hodc (ii) Nha d xdy dung trong du dn, dl vay vdn eho vide dau tu du an hogc xdy dung nhd d dd^. Hilu theo nghia rpng thi chu ddu tu c6 thd thd chip du an hogc nhd d trong du an dd bdo ddm nghTa vy ciia ehii dau tu phdi hoan trd sd tien ma ngdn hdng da thanh todn cho bdn mua, bdn thud mua thay cho chd ddu tu sau khi ngdn hdng da thyc hidn nghia vu bdo lanh.
Cdn luu y, neu chu ddu tu trudc do da the chdp nha d hay dy dn dd vay vdn, thi theo khodn 1 Dilu 147 Ludt Nhd d 2014 phdi gidi chap nha d Id ddi tugng cua hgp ddng huy ddng vdn gdp, hgp ddng mua ban, thud mua trudc khi ky^ cdc hgp ddng nay, tru trudng hgp cdc bdn ed thda thudn khac.
Nhu vdy, ndu ngan hdng phat hdnh bao lanh cung chinh la ngdn hang da tdi trg dy dn thi phan tai sdn bdo dam se gidm xudng khi nhd d dugc dua vao trong cac giao djch nay. Liic do, can xera xet Igi lieu: (i) Cd the nhan the chdp them cdc nhd d khdc vdn cdn Id tdi sdn "sach", tiic la chua bj the chap
diu tu ky kit vi thdng bio cho chii diu tu bilt (khoin 3 vi dilm a khoin 2 Dilu 21 Thdng tu 07).
Xem them: Biii Diic Giang, "The chip nhi d hinh thinh trong tuong lai: nhQng tin hi|u mdi", Thdi bio Kinh tl Sii Gdn Online, ngiy 26/12/2014.
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NHA NU'dC VA PHAP LUAT SO 2/2016
hay khdng? (ii) Gid tri thyc cua toan bd nhd d vd ddt dai thudc dy an da nhdn thd chdp cd dii thanh todn cd khoan vay ban ddu Idn khodn bdo Idnh hay khdng? vd (iii) C6 thi nhdn thi chdp cdc tai sdn khac cua chu ddu tu (quyin doi ng, trang thilt bi...) hay cdc bien phap bdo ddm khde (ky quy, ddt cpc, bdo lanh...).
NIU ngan hang cdp bdo lanh khdng ddng thdi la ngdn hdng tdi trg dy an nhdn thd chdp nha d du an thi se cd quydn uu tidn thanh todn thdp hon ngan hang nay vd vi thd rui ro sd eao hon'.
Cung cdn luu y, theo khodn 1 Didu 147 Ludt Nhd d 2014, chu ddu tu khdng thd dem nhd d hinh thdnh trong tuong lai thupc mdt dy dn de the chdp vay vdn cho vide thuc hi^n mOt dy dn khdc.
7. Chuyen nhuomg bao lanh Dilm d khodn 1 Didu 32 Thdng tu 07 cho phdp ben nhdn bdo lanh dugc ''chuyin nhuing quyin, nghta vi^ cua minh cho Id chuc, cd nhdn khdc theo thda thugn cita cdc bin lien quan phii hgp vdi quy dinh cua phdp lugt". Quy djnh ndy cho phep khach hdng cua chii ddu tu dugc chuydn nhugng quydn thy hudng cam kit bao Idnh cho mpt bdn thu ba.
Chdng hgn, khodn 2 Didu 123 Lugt Nhd d 2014 md ra khd ndng cho ben mua nha d thuong mgi dugc chuyin nhugng hgp ddng mua bdn nhd d dd ky vdi ehu ddu tu. Trong trudng hgp nay, ben nhdn chuyin nhugng hgp ddng mua bdn nhd d se Id ben nhdn bdo Idnh mdi.
Theo quy djnh tai khoan 2 Dieu 309 Bd ludt Ddn sy hien hdnh (khodn 2 Dilu 365 Bd ludt Ddn su 2015), bdn chuyin nhugng quyin thy hudng cam kdt bao lanh phdi thdng bao cho ngdn hdng phdt hanh bdo Idnh bidt ve vipc chuyin nhugng.
Tuong tu, khodn 12 Dilu 27 Thdng tu 07 cung trao cho bdn bdo Idnh quyin
"chuyen nhugng quyen, nghta vi^ cua minh cho td chiec tin dung, chi nhdnh ngdn hdng nudc ngodi khdc theo thda thugn cita cdc ben liin quan phit hgp vdi quy dinh cm phdp ludt". Ndi each khdc, ben bdo lanh cd the chuyen nhugng nghia vy bdo Idnh ciia minh cung vdi cde bien phdp bdo dam khodn bdo lanh cho mdt td ehiic tin dung khde theo quy djnh cita phap ludt. Chang han, viec chuyen giao nghia vy bdo Idnh phdi dugc thyc hidn theo quy dinh tgi cac didu tir 315 den 317 cua Bp ludt Dan sy hien hdnh (Dieu 370 vd 371 Bd ludt Ddn sy 2015) vd ddc bi$t phdi dugc bdn nhdn bao lanh Id bdn cd quyin ddng y.
Nhu vdy, ed thi thdy nghiep vu phat hdnh bdo lanh trong ban, cho thud raua nha d hinh thdnh trong tuang lai chda dyng kha nhidu nii ro ve mat thuang mgi. Cdc quy djnh phdp ludt hien hdnh vl ITnh vuc nay vdn cdn bpc Ip rapt sd ban ehd nhdt djnh cdn dugc khdc phyc nhdm tao hanh lang phdp Iy an todn cho viec phdt hdnh logi bdo lanh ndy, qua do gdp phdn khoi thdng tinh thanh khodn cua thj trudng giao djch nhd d.
' Xem them: Vu Thi Hong Yen and Bui Due Giang,
"Guarantees for housing projects' what risks for bondsmen?", Vietnam Law and Legal Forum, Vol.22 - I s s u e 253, September 2015, 15-18.
^ Dieu 12 Thdng Ur 07 dudng nhu khdng cho ph^p chi nhinh ngin hing nudc ngoii phit hinh b i o linh trong bin, thug mua n h i d hinh thinh trong tuong
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