NHLfNG RUI RO TRONG GIAO KET
HOP DONG THEO MAU TRONG MUA BAN CAN HO CHUNG ClJ TAI DlJ AN NHA d
THlTONG MAI TAI VIET NAM
DOAN HONG NHUNG - DAM MINH HIEU
TOM TAT:
Quy dinh phap luat lien quan de'n Hdp ddng mlu mua ban can hd chung cff tai cac dff an nha d thffdng mai nam rai rac d cac luEt khac nhau nen ngffdi tieu diing se gap nhieu khd khan trong viec quan ly va ap dung luat. Tiep tuc tiep thu cac tri thffc khoa hpc cua cac nha khoa hoc di trffde, bai bao da lam rd nhffng rui ro khi mua ban can ho chung cff tai dff an nha d thffdng mai tai Vi$t Nam va danh gia dffdc nhffng nguyen nhan va khd khan tdn tai. Tff do bd sung them mot so' giai phap giup ban che td'i thieu cac rui ro xay ra, nang cao tinh kha thi, minh bach va hieu qua trong giao ket va thffc hien hdp ddng mua ban can hd chung cff.
Tuf khoa: Hdp ddng theo mau, can hp chung cff, nha d thffdng mai.
1. Dat van de
Hdp ddng mua ban can hp chung cff la sff thda thuan giffa cac ben, ben ban cd nghia vu giao can hp chung cff va chuyen quyen sd hffu can hp cho ben mua (bao gdm sd hffu chung va sd hffu rieng).
Hdp ddng mua ban can hp chung cff la cd sd quan trpng nhat nham xac lap quan he mua ban giffa cac ca nhan, td chffc va la mot che dinh dien hinh, quan trpng trong phap luat ndi chung va thffdng mai ndi rieng. Tuy nhien, trong thdi budi kinh te thi trffdng thi viec nam bat thdi cd la ye'u to' quye't dinh. Viec hai ben dam phan va thda thuan hdp ddng di den thd'ng nhat nhieu khi la mat thdi gian ma chffa chac da mang de'n ke't qua mong ddi.
Chinh vi le dd, de giam bdt thdi gian soan thao hdp ddng cho mdi giao dich, mot so' cdng ty chuyen trach ve viec cung cap hang hda, dich vu cho mot so' Iffdng Idn khach hang thffdng sff dung cac loai hdp ddng dffdc soan san thanh tffng mlu nhat dinh va ap dung hang loat.
2. N6i dung cd ban ve Htfp ddng theo mSu 2.1. Khdi niem ve Hcfp dong theo mau
Tren the gidi, hdp ddng theo mSu cd nhieu ten gpi khac nhau cung nhff tdn tai d nhieu hinh thu'c khac nhau. Mot so' qud'c gia quan niem day la dang hdp ddng mau (standard form contract) - tffc la hdp ddng soan san, ap dung cho nhieu dd'i tffdng va se khdng dffdc thffdng Iffdng lai cac dieu khoan hdp ddng. Mot so' qud'c gia khac lai chu trpng van d6 phffdng thffc giao ke't khi dat ten loai hdp ddng nay la hdp ddng gia nhap (adhension contract) tffc la hdp ddng do mot ben soan thao, quye't dinh moi ndi dung cd lien quan va ben cdn lai tra ldi dong y/khdng ddng y^
Hdp ddng theo mau trong phap luat Viet Nam dffdc dinh nghia dffa tren phffdng thffc giao ket:
"Hdp dong theo mau Id hap dong gom nhUng dieu khodn do mot ben dua ra theo mau de ben kia tra ldi trong mot thdi gian hap ly; neu ben duac de nghi trd ldi chap nhan thi coi nhu chap nhdn toan
36 So 13 Thang 10/2018
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bd ndi dung hap dong theo mdu ma ben de nghi dd dUa ra "^.
2.2. Dac diem cua Hotp dong theo mdu mua bdn cdn ho chung cUtai dUdn nhd dthUdng mai d Viet Nam
Hdp ddng mua ban can hp chung cff mang nhffng dac diem chung cua hdp ddng mua ban tai san va hdp ddng mua ban nha d. Cu the Hdp ddng mua ban can hp chung cff la mot loai hdp ddng ffng thuan: dffdc coi la da giao ke't tai thdi diem cac ben thda thuan xong cac dieu khoan cd ban, tuy nhien dd'i tffdng cua loai hdp ddng nay la can hp chung cff, la mdt loai tai san dac biet. Do dd, theo quy dinh hien hanh thdi diem phat sinh hieu Iffc cua hdp ddng la thdi diem hoan tat viec cdng chffng, chffng thffc hdp ddng.
Hdp ddng mua ban can hp chung cff ciing cd nhffng dac diem rieng so vdi hdp ddng mua ban nha d va hdp ddng mua ban tai san. Nhffng dac diem rieng nay xuat phat tff dd'i tffdng cua hdp ddng la nhffng can hd chung cff dff an. Can hp chung cff dff an hay cdn gpi la can hd chung cff la tai san hinh thanh trong tffdng lai la can hp chi mdi cd trong dff an hoac dang xay dffng, hoac cd the la can hp da hoan chinh nhffng chffa dffdc cap Gia'y chffng nhan sd hffu nha d. Hdp ddng mua ban can hp chung cff dang nay dffa tren can cff phap ly neu tai Khoan 3 Dieu 69 Luat Nha d nam 2014 quy dinh ve vdn phuc vu cho phat trien nha d thffdng mai. Theo do, Hdp ddng nay la mot dang bien the cua Hdp ddng gdp vdn va cd nhffng quy che phap ly khac biet de dieu chinh nhff dieu kien cua can hp dffdc phep mua ban, dieu kien ve tff each chu the cua chu dau tff kinh doanh, cac dieu kien ve bao lanh.
3. Thtfc trang ve giao ke't va thffc hien Htfp dong theo mau trong mua ban can ho chung cff tai Dff an nha ff thfftfng mai d Vi$t Nam.
3.1. Nhdn dien mot sdrui ro lien quan den giao ket vd thUc Men Hdp ddng theo mdu trong mua bdn cdn ho chung ciitai Ditdn nhd d thUOng mai d Viet Nam
a. Rui ro lien quan den phi qudn ly van hanh nhd chung cU
Ngoai dien tich can hp chung cff ciia khach hang sd hffu, viec van hanh nha chung cff cdn di kem vdi rat nhieu loai dich vu khac nhau, nhff:
trong xe, thang may, ve sinh chung, quan ly chung cff... va tff dd phat sinh rat nhieu loai phi dich vu.
Tren thffc te, hdp ddng mua ban can hd chung cff khdng neu cu the ve phi dich vu va Chu dau tff ciing khdng thdng bao bang van ban mffc kinh phi can phai ddng gdp hoac quy dinh dieu chinh mffc nay khi gia ca cd bien dpng, nen da gay bffc xuc cho ngffdi mua nha khi thu vdi mffc cao hoac dieu chinh tang khi cd bien dpng ve gia ca. Hien nay, tai Quye't dinh so 243/QD-UBND, ngay 12/1/2017 cua UBND thanh phd' Ha Ndi da quy dinh ve khung gia phi dich vu chung cff tren dia ban Thanh phd' Ha Ndi chi dffdc dao ddng tff 700 - 16.500 VND/m^ tiiy thuoc vao loai chung cff. Tuy nhien, mffc gia nay chffa bao gdm cac dich vu cao cap nhff tam hdi, be bdi, truyen hinh cap, intenet nen nhieu trffdng hdp Chu dau tff da ldi dung quy dinh nay de tang phi quan ly van hanh nha chung cff hdn so vdi quy dinh. Mdt so' Chu dau tff cdn cat giam mot so' dich vu di kem tffdng ffng vdi mffc gia theo quye't dinh cua UBND thanh phd' Ha Ndi dffa ra.
Dien hinh la trffdng hdp Ban Quan ly tda nha Keangnam Landmark Tower (dffdng Pham Hung Cau Gia'y) thu phi dich vu la 4.000 ddng mdi m^, diing bang gia tran cua UBND thanh phd^ va dffa ra dieu kien se giam bdt dich vu tffdng ffng vdi mffc gia nay nhff: cat giam thang may, cff dan phai tff dem rac phat sinh tff can hp cua minh xudng tap ke't tai cac nha rac cua tang ham, thdi gian chieu sang tai khu vffc cdng cdng dffdc riit ngan, phong tien ich cung ddng cffa."* Nhffng khd khan tren khien khach hang mua chung cff phai bffdc vao nhffng cuoc tranh cha'p nay Iffa vdi Chu dau tff ma Chu dau tff luon la ngffdi "nam dang chudi".
b. Rui ro lien quan den qudn ly vd sit dung phi bdo tri nhd vd bdn giao phi bdo tri nhd chung cU
Ngffdi mua nha d phai ddng phan kinh phi de bao tri phan sd hffu chung cua nha d tffdng ffng vdi 2% gia tri can hp chung cff. Sau khi Ban quan tri dffdc thanh lap va ed van ban yeu cau ban giao kinh phi bao tri thi Chu dau tff va Ban quan tri lap hd sd quye't toan va chuyen giao quy bao tii thdng qua hinh thffc chuyen khoan^. Quy dinh la nhff vay nhffng tren thffc te viec ban giao thffdng diSn ra mot each rat cham chap, tham chi khdng chiu ban giao tien bao tri khi Nha chung cff da thanh lap xong Ban quan tri. Cu the nhff trffdng hdp cff dan Rainbow Van Quan (quan Ha Ddng, Ha Ndi) hien tai vIn dang to' Chu dau tff "dm" hdn 8 ti ddng phi bao tri.
Khi thanh lap Ban Quan tri chung cff Rainbow Van Quan, dai dien cff dan lap san mot tai khoan ngan
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hang de Chu dau tff chuyen tien vao. Tuy nhien, Chu dau tff la Cdng ty CP Bic Viet Nam lai khdng chuyen tien vao tai khoan nay ma chuyen tien sang tai khoan khac, trong do ddng chu sd hiJu tai khoan la mot phd Ban quan tri (la ngffdi cua Chu dau tff chi dinh tham gia Ban quan tri)^ Mac dii hien nay Nghi dinh so' 99/2015 hffdng din Luat Nha d nam 2014 da quy dinh neu cham tri ban giao phi bao tri thi UBND cap tinh cd trach nhiem ban hanh quyet dinh cffdng che thu hdi phi bao tri nhffng khdng kha thi vi thdng thffdng UBND se uy quyen lai cho Sd Xay dffng tien hanh cffdng che nhffng chffa tffng cd Chu dau tff nao bi cffdng che de ban giao phi bao tri cho chung cff, do nhieu vffdng mac lien quan de'n viec thd'ng nhat kinh phi bao tri giffa Chu dau tff va Ban quan tri.
c. RHi ro lien quan den chdc ndng cua Ban qudn tri nhd chung cU
Theo Luat Nha d nam 2014, Ban quan tri nha chung cff cd nhieu chu sd hffu dffdc td chffc va boat dpng theo md hinh HDQT cua cdng ty cd phan hoac md hinh ban chu nhiem hdp tac xa, cd tff each phap nhan, con dau va tai khoan rieng^. Quy dinh mdi ndi tren se giup Ban quan tri chung cff cd thffc quyen hdn khi lam viec cac cff dan va dd'i tac. Nhff vay, quyen cua Ban quan tri la rat Idn, tuy nhien van de trach nhiem cung can phai dffdc dat ra.
Khoan 1 Dieu 104 quy dinh cho Ban quan tri nha chung cff cd quyen "quan ly, sff dung kinh phi bao tri phan sd hiJu chung cuia nha chung cff". Cau hdi dat ra la lieu Ban quan tri cd du nang Iffc, trinh dp, de quan ly va sff dung kinh phi bao tri hay khdng?
Viec khdng cd kinh nghiem se dan den viec Ban quan tri khdng cd kha nang tham tra chat Iffdng cua cac ddn vi cung cap dich vu nen ky nham vdi ddn vi lam khdng tdt, te hdn la cd' tinh Iffa chpn nha cung cap dich vu khdng td't nhffng cd gia than re, phan tram hoa hong cao^.. Tda nha Trung Yen Palza do Tdng Cdng ty Dau tff va Phat trien ha tang do thi (UDIC) dau tff xay dffng va dffa vao sff dung tff nam 2013, de'n thang 7/2016, Ban quan tri cua tda nha chinh thffc dffdc thanh lap va di vao boat dpng. Tuy nhien trong qua trinh boat dpng. Ban quan tri tda nha nay da cd nhieu hanh vi lam quyen gay anh hffdng de'n quyen ldi cua cff dan. Cu the. Ban quan tri khdng td chffc dau than de Iffa chpn nha cung cap dich vu ma ky hdp ddng vdi UDICLand. Hdp ddng nay cd nhffng dieu khoan gay bat ldi, that thoat tai san cho cff dan len tdi hdn 140 trieu ddng.
So' den Quy bao tri 2% cua toan chung cff len tdi 17 ty ddng gM tai ngan hang thay vi dffng ten ddng chu sd hiiu thi lai dffng ten ca nhan Trffdng Ban quan tri, khdng dam bao quy dinh ve quan ly phi bao tri. Dd la chffa ke cac boat dpng thu chi cua ddn vi quan ly van hanh khdng he dffdc Ban quan tri kiem tra, giam sat, ma de UDICLand chi nhieu khoan bat hdp ly^
3.2. Nguyen nhdn ddn den xay ra rui ro trong giao ket vd thUc hien Hdp dong theo mdu trong
mua bdn cdn ho chung cUtaiDUdn nhd dthUotng mai d Viet Nam
Mdt trong nhffng nguyen nhan cd ban nhat do la viec ngffdi tieu diing luon d trong tinh trang khdng nam bat dffdc day du thdng tin so vdi nha kinh doanh. La ben soan thao hdp ddng mau, nha kinh doanh hieu rd nhat san pham cua minh c6 nhffng ffu nhffdc diem gi, nen cung ca'p nhffng thdng tin gi cho khach hang de cd the dat ldi nhuan cao nhat. Chinh vi vay, ngffdi tieu dung thffdng chi thay dffdc nhffng ldi ich san pham dem lai ma khdng thay dffdc nhffng rui ro tiem tang cd the xay ra trong qua trinh sff dung san pham. Dii cd doc ky hay khdng ndi dung hdp ddng thi ngffdi tieu dung Cling khd cd the dffdc cung cap thdng tin nhieu hdn ve san pham vi ddi vdi hdp ddng theo mau, ngUcfi tieu diing chi cd hai Iffa chpn la giao ke't hoac khdng giao ket. Do dd, "can can" ldi ich va the manh nghieng ve phia nha kinh doanh, day ngrfcli tieu diing vao the bat ldi.
4. Mot so' kien nghi cu the de nang cao hi$u qua giao ke't thffc hi§n Htfp Dong
Thd nhdt: Hoan thien quy dinh ve xff ly dieu khoan lam dung trong Hdp ddng mSu. Quy dinh ve viec cac dieu khoan tang trach nhiem hoac loai bd quyen ldi chinh dang eua ben kia thi dieu khoan nay khdng cd hieu Iffc la phu hdp vdi phap luat nhieu nffdc tren the gidi nhffng lai cho phep trffdng hdp ngoai le neu "cd thda thuan khac". Nhff vay, cac dieu khoan dffdc coi la ba't hdp ly se khong bao gid bi coi la vd hieu bdi tren thffc te cum tii
"trff khi cd thda thuan khac" da tff vd hieu hda sii bao ve dd'i vdi ngffdi tieu diing. Vi vay, mot la bo di cum tff "thda thuan khac" ra khdi dieu khoan cua Luat Dan sff hoac ed the sffa lai quy dinh phap luat theo hffdng "trff khi ben soan thao chffng minh rang ben kia da biet va chap nhan dieu khoan do trffde khi giao ke't" vdi muc dich it nhieu cung se khac phuc dffdc tinh trang Hdp ddng bat ldi mot
38 So 13-Thang 10/2018
LUAT
each qua mffc, bat hdp ly va cho ngffdi tieu diing.
Thd hai: Hoan thien quy dinh ve trach nhiem cua chu dau tff trong qua trinh giao ke't va thffc hien Hdp ddng. Theo dd, Chu dau tff phai cd trach nhiem quan ly nha chung cff cho tdi khi bau ra dffdc ban quan tri nha chung cff theo quy dinh cua phap luat. Mac dii da cd nghi dinh xff ly vi pham hanh chinh khi chu dau tff khdng thanh lap ban quan tri^° nhffng cd the ndi mffc phat nay la qua it so vdi so' tien bao tri chu dau tff giff lai de sff dung vi muc dich cua chinh minh. Can phai cd them quy dinh nhffng bien phap cffdng che cu the de tranh tinh trang chii dau tff "chay y", keo dai thdi gian ban giao quy bao tri nha chung cff.
Thd ba: Hoan thien Cd che dang ky, kiem soat Hdp ddng mau va che tai xff ly vi pham phap luat lien quan. Cd the ndi, nhd Idem soat dffdc cac quy dinh trong hdp ddng theo mau, cd quan nha nffdc da ban che dffdc phan nao cac dieu khoan bat ldi cho ngffdi tieu diing, dam bao tinh hdp phap, hdp ly cua ndi dung cac hdp ddng theo mau va ngffdi tieu diing se cd dieu kien de dang tham khao thdng tin hdn va can nhac giao ke't hdp ddng. Dang ky Hdp ddng mau khi dd khdng chi la nghia vu ma cdn la quyen, la ldi Ich khi Hdp ddng theo mlu da
qua kiem dinh cua cd quan quan ly nha nffdc cd tham quyen, se trd thanh mot dam bao cho nang Iffc, trach nhiem, uy tin cua doanh nghiep.
5. Ke't luan
Qua nhffng phan tich neu tren, cd the thay phan Idn tranh chap cd lien quan giffa Chii dau tff va ngffdi mua can hp chung cff deu phat sinh tff sff thie'u rd rang trong hdp ddng mua ban can hp chung cff. Cac hdp ddng nay thffdng la mlu do Chu dau tff dffa ra vdi muc dich xay dffng nhffng dieu khoan cd ldi nha't cho minh. Cdn ngffdi mua nha phan nhieu la khdng tim hieu ky va khdng cd nhieu kien thffc ve phap luat nen khdng the dffa ra nhffng dieu khoan can thie't de bao ve quyen ldi cho minh. Tff gdc dp mdi trffdng chinh sach - phap luat ve kinh doanh, tiep ndi nhffng gi ma WTO da mang lai, cac hiep dinh tff do thffdng mai the he mdi se la dpng Iffc cho ve viec ban hanh mot khung phap ly hoan thien, kip thdi lien quan de'n viec giao ket khi mua ban can hp chung cff ndi chung va can hd chung cff tai cac dff an nha d thffdng mai ndi rieng de ca ngffdi tieu diing va doanh nghiep cd the hieu biet hdn de cd the tan dung dffdc cd hdi, vffdt qua nhffng trd ngai khi tham gia giao ke't hdp ddng theo mau •
TAI LIEU TRICH DAN:
'Nguyin Ngoc Anh (2011), Phdp luat ve Hap dong ddn sU theo mdu tren thi'gidi - Nhitng kinh nghiem ddi vdi Viet Nam, Luat vdn thac sTnganh Luat Qudc te, Khoa Luat - Dai hoc Qudc gia Hd Not
^Qudc hoi (2015), Bo luat Ddn sU sd91/2015/QH13, Qudc hoi nudc Cong hda xd hoi chu nghia Viet Nam khoa XIII ngdy 24/11/2015, CO hieu lUc ngdy 01/01/2017, Dieu 405
^Xem Quyi't dinh sd4520/QD-UBND ngdy 29/9/2011 phi duyit De dn gid dich vu nhd chung cuvd ban hanh gid trdn gid dich vu nhd chung cutren dia bdn thdnh phd Hd Noi
''Hodng Lan (2012), "Giam phi dich vu, Keangnam ddi cdt bdt thang may" tai dudng link https://kinhdoanh. vnexpress. net/tin-tuc/bat-dong-san/giam-phi-dich-vu-keangnam-cat-bot-thang-may-2 717417. html truy cap ngdy 24/4/2018
^Chinh phu (2015), Nghi dinh sd 99/2015/ND-CP cua Chinh phii hudng ddn luat nhd d, thong qua ngdy 20/10/2015, cd hieu luc ngdy 10/12/2015, Khodn 4 Dieu 36
^Thdng Chi, Khdnh Linh (2015), "Cudng che chu dau tU de thu phi bdo tri chung cu: Ddn vdn "cdm dang ludi", tai dUdng ddn http://canhorivierapoint.com.vn/cuong-che-chu-dau-tu-de-thu-phi-bao-tri-chung-cu-dan-van-cam-dao-dang-luoi/truy cap ngdy 24/4/2018
^Qudc hoi (2014), Luat Nhd d sd 65/2014/QH13, Qudc hdi nUdc Cong hda xd hoi chii nghia Viet Nam khoa XIII, thong qua ngdy 25/11/2014, cd hieu luc ngdy 01/07/2015, khodn 3 Dieu 103
^PGS. TS. Dodn Hong Nhung (chu tiin), Nguyen Thi Thanh Nhdn, (2015), Phdp luat ve qudn ly chung cU d Viet Nam, sach chuyin khdo, Nhd xuat bdn Xay Dung, tr 64,65
^Nguyin Long (2018), "Cu ddn Trung Yen Plaza tdhdng loat sai pham cua Ban qudn tri" tai dudng ddn http://annin- hthudo.vn/doi-song/cu-dan-chung-cu-trung-yen-plaza-to-hang-loat-sai-pham-cua-ban-quan-tri/755984.antdtruy cap ngdy 10/6/2018
'°Xem Diem e Diiu 66 cua Nghi dinh sd 139/2017/ND-CP ngdy 27/11/2017 cHa Chinh phu
So 13 Thang 10/2018 39
TAI LIEU THAM KHAO:
1 Nguyin Ngoc Anh (2011), Phdp luat vi Hap ddng ddn sU theamdu tren thd gidi -NhUng kinh nghiem ddi vdi Vie, Nam Luat vdn thac sTngdnh Luat Qudc ti', Khoa Luat - Dai hoc Quoc gia Ha Noi
2. Nguyin Thi Vdn Anh (chu biin) (2012), Gido trinh luat bdo vi quyen lai nguai tieu dung, Dai hoc Luat Ha No,
NXB Cdng an nhdn ddn. , , ,. , , A T / - , A/^^ 'i
3. Dodn Hdng Nhung (chu Men), Nguyin Thi Thanh Nhdn, (2015), Phdp luat ve quan ly chung cU a Viet Nam, sach chuyin khdo, NXB Xay dung. , ^^ ., ~ 4. Dodn Hdng Nhung (chu biin) (2013) Phdp luat vi han chirUi ro cho ngUdi tiiu dung trong hap dong theo mau, Sdch chuyin khdo, NXB Tuphdp. . , - . ' . , , - 5 PCS TS Dodn Hdng Nhung vd Hodng Anh DUng: Bdo ve quyin lai ngUdi tiiu dung trong giao ket va thUc hen hap ddng theo mdu khi mua bdn cdn ho chung cU tai Viet Nam, Tap chi Luat hoc so 9/2017.
6. Mot sdhiip dinh FTA thi'hi mdi nhu: Hiep dinh TPP vd Hiep dinh Thuang mai tU do Viet Nam - Liin minh chdu Au (FTAEU-VN).
Ngay nhan bai: 14/9/2018
Ngay phan bi$n danh gia va sufa chufa: 24/9/2018 Ngay chap nhan dang bai: 4/10/2018
Thong tin tdc gid:
1. PGS. TS. DOAN HONG NHUNG Khoa Luat - Dai hoc Quoc gia Ha N6i 2. DAM MINH HIEU
Cong ty Co phan Tap doan FLC
RISKS OF ENTERING INTO STANDARD FORM CONTRACTS OF PURCHASING APARTMENTS IN COMMERCIAL
HOUSING PROJECTS IN VIETNAM
• Assoc. Prof, PhD DOAN HONG NHUNG School of Law Vietnam National University - Hanoi
• DAM MINH HIEU FLC Group JSC
ABSTRACT:
Standard form contracts of selling and purchasing apartments in commercial housing projects are the subjec to different provisions of laws. As a result, it is difficult for customers to enforce laws.
This paper is to clarify risks related of purchasing apartments of commercial housing projects in Vietnam and evaluate the reasons of these risks and also existing difficulties. Thereby, the paper presents some solutions to minimize these risks, improve the transparency and efficiency of entering and executing the standard form contracts of purchasing the apartment.
Keywords: Standard form contracts, apartments, commercial housing.
40 So 13 Thang 10/2018
