LUAT
NHtfNG VAN DE PHAP LY VE DANG KY DAT DAI Cf VIET NAM HIEN NAY
» TRAN TH! THU HA
TOM TAT:
Dat dai la tdi san quy gia cua qud'c gia ndi chung, cua mdi cdng dan Viet Nam ndi ridng.
VI vdy, chinh sdch va phap ludt ve dd't dai ludn la va'n dd dtfdc Dang, Nha ntfdc dac bidt quan tdm. Hoat ddng v l dang ky quydn sff dung d^Tt, quydn sd htfu nhd d vd tdi san khde gan lien vdi dd't Id mdt trong nhtfng ndi dung quan trpng trong cdc phtfdng thffc quan Iy da't dai nham tao lap hanh lang an todn phap ly dd'i vdi chu the cd quyIn sff dung dd't, quydn sd hffu nhd d va tai san khac gan lien vdi dat. Bai vidt phdn tich, 1dm rd them nhffng va'n de ve ddc diem, gia tri phap ly, stf can thidt va ydu edu ddt ra ddi vdi dang ky quyIn sff dung da't.
Tff Idida: Phdp ly ve ddng ky dat dai, quyIn sff dung dd't, quyIn sd htfu nhd d, dang ky quyen s^ dung da't.
1. DSn nh$p
Ttf lau ddi, diln thd, nha cffa la tai san quy gia dd'i vdi eon ngtfdi, gan lidn vdi ddi sd'ng eon ngtfdi nhtf hinh vdi bdng. Cd the ndi dd tao dtfng dtfdc mot "mdnh dd't cam dui" dd'i vdi nhffng ngtfdi btfdc dau khdi nghiep la mdt thff thdch cd ban, tao tien de cho stf dn dinh cudc sd'ng "an ctf lac nghidp"
Ngay nay, cung vdi qud trinh tdng dan sd', dat dai ngay cang quy hid'm, "ta'c dd't ta'c vang", vi vay, vd'n dd xde Idp quyen sff dung da't, quydn sd hffu nhd d va tai san khde gan liln vdi da't cua ngtfdi dan can phai dtfdc Dang, Nha ntfdc dac bidt quan tam, nham ban che' dd'n mtfc td'i thieu da nhffng ke hd phap ly cd thd gdy mdu thuan, tranh chd'p ddn dd'n nhieu he liiy khdn Itfdng.
Dang ky quydn sff dung dd't Id mdt thu tuc hanh chinh mang tinh dac thu cua quan Iy nha ntfdc vl dd't dai, quy dinh bat bupc dd'i vdi moi ngtfdi sff dung dd't nham thie't Idp md'i quan he phap ly giffa Nha ntfdc va ngtfdi sff dung da't. Theo quy dinh ciia Luat Dd't dai nam 2013, "dangky quydn sff dung
dd't Id viec ke khai va ghi nhdn tinh trang phdp ly ve quydn sff dung dd't, quyen sd hffu nha d, tai san khde gan lien vdi da't va quyIn quan ly dd't dd'i vdi mdt thffa da't vao ho sd dia chinh". Nhtf vay, cd the hidu dang ky quyen sff dung da't la mdt thii tuc hanh chinh, mdt trong nhffng hoat ddng quan Iy nhd ntfdc vl dd't dai, trong do ndi dung cua ddng ky quyen sff dung dat la vide kd khai va ghi nhan tinh trang phdp ly nhtfng thdng tin v l thffa dd't: ngudn gd'c, hidn trang, thdi diem, thdi han, giay td va vide ca'p gia'y chffng nhdn quydn sff dung dd't eua thffa dd't phdi dang ky theo mdt tbu tuc va trinh ttf ludt dinh vao hd sd dia chinh nham xac Idp quyen va nghia vu hdp phap cua chff sff dung da't. Dang ky quydn sff dung dd't da dffde Dang vd Nha nffde ta quan tam va tnen khai thtfc hien ngay ttf khi Cdch mang thdng Tam thanh cdng bang viec ban hdnh cac sac lenh vl qudn ly da't dai. Ndm 1980, cdng tac dang ky da't dai bat ddu dtfdc phap luat dilu chinh vd trien khai thtfc hidn trdn pham vi ca ntfde va thu dffde cdc ke't qua ddng kd. Qua 4 Ian ban
hanh va sffa ddi Luat Dd't dai (Ludt Da't dai ndm 1987, Luat Dd't dai nam 1993, Luat Dd't dai nam 2003, Luat Dat dai nam 2013) quy dinh ve dang kj' quydn sff dung dd't cang ngdy cdng hoan thien, dd khang dinh dffde vi tri, vai trd cua dang ky quydn sff dung da't trong vide thtfc hidn nhiem vu quan ly da't dai cua Nhd ntfdc, vai tro bao ve quydn va Idi ich cua ngtfdi sff dung dd't. Dang ky quyIn sff dung dd't hien tai theo quy dinh cua Luat Dd't dai nam 2013 va cac van ban htfdng dan thi hdnh da trd thanh mdt nhidm vu bat bupc dd'i vdi cac chu the sff dung dd't va cac chff the cd lien quan theo quy dinh cua phap ludt, dat dtfdc nhtfng thanh qua nha't dinh.
2. Dac diem dang ky quyIn sff dyng da't &
ntfdc ta hien nay
Dang ky quyen sff dung da't cd mot so ddc didm cd ban:
Mdt Id, cdng tac dang ky giup Nhd ntfdc ndm chac dtfdc tinh hinh sff dung dd't dai, thtfc trang phdp ly sff dung dd't, cung nhff stf bie'n ddng cua dd't dai. Day la boat ddng mang tinh ehd't thtfdng xuydn lien tuc (sau cdng tdc dang ky ban dau), mat khac mang lai stf an toan sd htfu hoac sff dung dd't nham dd'i khang vdi ngffdi thtf ba. Ngtfdi cd stf an toan sff dung la ngtfdi cd cd stf an todn vl viec chid'm htfu vd sff dung dd't.
Hai Id, dang ky quyIn sff dung dat dtfdc quy dinh trong nhtfng van ban quy pham phdp ludt vd da't dai. Ngudn quan trpng nha't cua dang ky quydn sff dung da't la Ludt Da't dai, tie'p theo la cdc nghi dinh, thdng ttf, quye't dinh eua cac cd quan Nha ntfdc cd tham quyen, Quy dinh trong nhtfng van ban quy pham phdp luat vl dd't dai la nhtfng quy dinh mang tinh bat bupc dd'i vdi cac chu the lien quan. Nhffng quy dinh trong cdc van bdn quy pham phap luat da't dai phai phu hdp vdi cac quy dinh tai Hie'n phap vd Luat Dat dai.
Ba la, dang ky quydn sff dung dd't la mot ndi dung mang tinh dac thii cua qudn ly nhd nffde ve da't dai. Tinh dac diu the hidn d nhtfng diem sau:
+ Dang ky quydn sff dung da't la mdt thu tuc hanh chinh bdt bupc ddi vdi ngffdi sff dung da't nham thid't Idp md'i quan he rang bupc ve phap ly gitfa Nha ntfdc va ngtfdi sff dung dd't. Mdi quan he phap ly dtfdc thie't lap giffa Nhd nffde vd ngffdi sff dung dd't dtfdc the hidn qua vide Nhd nffde cd'p gia'y chffng nhan quydn sff dung da't cho ngffdi
ddng ky quydn sff dung dd't Ian dau, nd'u trtfdng hdp khdng du dilu kidn dd cd'p gid'y chtfng nhan quyIn sff dung da't thi se xac nhdn vide dang ky quydn sff dung da't cho chu sd htfu vd ghi nhan nhffng bie'n ddng vl quydn sff dung da't trong qua trinh sff dung dd't vao hd sd dia chinh.
-1- Dang ky quyIn sff dung da't la cdng vide cua bd may Nhd nffde, Bp Tdi nguyen va Mdi trffdng chiu trach nhidm trffdc Chinh phu, Quo'c hdi trong vide quan Iy nha nffde ve da't dai.
-I- Ddng ky quyen sff dung dat dtfdc thtfc hien tai van phdng dang ky da't dai; ndi chtfa thanh lap vdn phdng dang ky da't dai thi ddng ky quydn sff dung da't dffde thtfc hidn tai van phdng dang ky quyen sff dung da't cac cap (Van phdng Dang ky quydn sff dung da't thupc Sd Tdi nguydn va Mdi trtfdng cap imh va Phdng Tdi nguyen va Mdi trtfdng cd'p huyen).
Bdn Id, dang k^ quyIn sff dung dat dffde thtfc hidn vdi dd'i ttfdng dac biet la dd't dai.
Dat dai thupc sd htfu toan dan vd Nbd ntfdc Id dai dien chii sd htfu, nhuHg Nbd ntfde khdng trtfc tid'p thtfc hien cac quyIn cua minh md Nha ntfdc trao quyen sff dung da't cho ngtfdi sff dung da't theo quy dinh cua phdp luat (Dilu 4- Luat Da't dai 2013).
Ngtfdi sff dung da't ngodi viec thffc hien quyen sff dung nhtf dd'i vdi mot tai sdn thdng thtfdng, edn dtfdc cdc quyIn khac "quyIn chuyen ddi, chuydn nhtfdng, cho thue, cho thud lai, thtfa kd', tdng cho, thd' chd'p, gdp vdn quydn sff dung da't" [Ludt Da't dai 2013] vd vide thtfc hidn cac quyIn nay theo dung muc dich sff dung da't, thdi ban giao dd't va dung quy dinh ciia phdp luat. Trong khi do quyen sff dung da't theo quy dinh cua phap luat lai khdng ddng nhd't giffa cdc thffa dd't cd muc dich sff dung khde nhau, do td chtfc, ca nhdn,... khac nhau sff dung.
Dd't dai thtfdng cd cdc tai san gan liln gdm:
nha, cdng trinh xdy dtfng, cay rffng, cay Idu nam,...
cae tai san nay chi cd gid tri nd'u gdn liln vdi mot thffa dat tai vi tri nha't dinh. Trong thffc td ddi sdng xa hpi cd nhilu trtfdng hdp tai san gan liln vdi dd't khdng thude quyen sd hffu cua ngffdi sff dung dat.
Dang k-y quydn sff dung dd't phai ddng thdi thtfc hien ca hai vide: vtfa ghi vao hd sd dia chinh cua cd quan nha ntfdc de phuc vu cho ydu can qudn ly nhd ntfdc ddi vdi dd't dai theo quy hoach va theo
58 S6'12-Thang 9/2018
LUAT
phap luat; vtfa cd'p gid'y chffng nhdn quydn sff dung da't cho ngtfdi sff dung da't yen tam dau ttf vao vide sff dung dd't va cd dilu kidn thffc hidn cae quyen cua minh theo phap luat.
Ngtfdi sff dung dd't khdng nhffng ed quyIn sff dung da't ma phai cd nghTa vu dd'i vdi Nhd ntfdc trong viec sffdung da't dtfdc giao, dtfdc thud. Ddng ky quydn sff dung da't se la didu kien de ngtfdi sff dung da't thtfc hien cac quydn va nghia vu sff dung dd't theo quy dinh cua phap luat.
Nam Id, dang ky quyIn sff dung da't bao vd quyen eon ngffdi va quyen cdng ddn
Dang ky quyen sff dung da't khi dffde xdy dtfng hdp ly va van hanh td't nd se cd y nghia thie't thtfc lam giam philn ha, cung cd' quan he gitfa Nha ntfdc va cdng dan. Thtfc te' cho tha'y, d dia phtfdng nao ddng ky quyen sff dung khi tridn khai thtfc hien xac lap dung, hoan thidn va van hanh hdp ly thi d dd quydn con ngtfdi, quyen cdng ddn se dtfdc thtfc hien ddy du va dtfdc bdo vd, han che' cac sai sdt, vi pham.
3. Gia tri phap ly cua dang ky, sff c^n thie't va ydu c^u d$t ra dd'i vofi boat dpng dang ky quydn sff diing da't
3.1. Ve gid tri phdp ly cm ddng ky Day Id va'n de chtfa nhan dtfdc stf thd'ng nhd't cua cac nha khoa hpc, cac nhd hoach dinh chinh sdch d Viet Nam, ddng thdi cung la vd'n de ma phap ludt hien hanh cua Viet Nam chtfa ed stf Itfa chpn dtft khoat de thd'ng nhd't didu chinh. Ve gia tri phap ly cua dang ky, khoa hoc phap ly ghi nhdn trdn thd' gidi cd hai trtfdng phai
TrUdng phdi thd nhdt, vide dang ky cd gia tn phap ly lam phat sinh hidu Itfc dd'i khang vdi ngtfdi thtf ba.
Dai didn cho trtfdng phai nay la Nhat Ban va Han Qud'c. Theo dd, viec chuyen quydn dd'i vdi ba't ddng san tai Nhat Ban vd Han Qudc phdt sinh ttf thdi diem hdp ddng, giao dich dtfdc cae bdn giao ke't hdp phap, con viec ddng ky quydn chi cd gia tri lam phat sinh hidu Itfc dd'i khang vdi ngtfdi thff ba.
Chinh vi vay, Luat Dang ky bat ddng san cua Nhdt Ban quy dinh: "Trtf trtfdng hdp cd quy dinh khac, thtf ttf cdc quyln dtfdc ddng ky vdi ciing mdt bd't ddng san se dtfdc xac dinh theo thff ttf dang ky cdc quydn dd" (Dilu 6) hoac Luat Dang ky ba't ddng san cua Han Qud'c cung quy dinh: "Thtf ttf tfu tidn cua cdc quydn ddi vdi ciing mdt bat ddng san da
dang ky dtfdc xac dinh theo thtf ttf thtfc hidn dang ky, trff trtfdng hdp phap ludt cd quy dinh khac"
(Khoan 1 Dilu 5). Dieu ndy cd nghia ngay khi hdp ddng ed hieu Itfc se phat sinh quyln cua bdn nhan chuyen quyln dd'i vdi bd't ddng san. Tuy nhidn, ne'u khdng dang ky thi ngffdi thtf ba xem nhtf khdng bie't va khdng bupc phai bid't ve cdc quyln lien quan de'n bd't dpng sdn dd dtfdc hai bdn giao ke't.
TrUdng phdi thd hai, vide dangky khdng chi cd y nghia lam phdt sinh hidu Itfc dd'i khang vdi ngtfdi thtf ba, ma edn la dilu kien lam "phat sinh, thay ddi, ehd'm dtft quydn dd'i vdi bd't ddng san" (Ddng Anh Quan, 2011). Dieu nay ddng ngbla vdi vide thdng tin ghi trong So dang ky cua cd quan nha nffde cd th£m quydn cd gid tri tuydt dd'i, khdng the phu nhdn dd'i vdi ngtfdi thtf ba da tin ttfdng dd thid't lap giao dich. Tidu bidu cho trtfdng phai nay la Cdng hda Lidn bang Nga, Cdng hda hen bang Dffc.
Viet Nam hien khdng thupc trtfdng phdi nao trong hai trtfdng phai neu tren. Theo quy dinh tai khoan 15 Dilu 3 Luat Dd't dai nam 2013 thi dang ky da't dai, nhd d, tdi san gan lien vdi dd't Id "vide ke khai va ghi nhan tinh trang phdp ly" vl quyln sff dung dd't, quyen sd hffu nha d, tai san khde gdn hen vdi dd't. Dong thdi, Luat Dd't dai ndm 2013 quy dinh mot trong cdc didu kidn dd dtfdc thtfc hien cdc quyln Id "cd Gid'y chtfng nhan" (didm a khodn 1 Dieu 188) va vide chuyen ddi, chuydn nhtfdng, tang cho... quyen sff dung dd't "cd hieu Itfc ke tff thdi diem dang ky vao So dia chinh" (khoan 3 Dieu 188). Nhtf vay, phap ludt hidn hdnh vl ddng ky ba't ddng san cua Viet Nam mdi chi nhin nhan hanh vi dang ky d gdc dp quan ly hanh chinh nha ntfdc (nghTa vu ciia ngtfdi dan, doanh nghiep la phai dang ky), ma chtfa the hidn rd rdng, ddy du ngudn gdc cua hanh vi dang ky d gdc do la quyln dan sff vd vide ddng ky Id cdch thffc giiip ngffdi sff dung da't, chu sd htfu tai san gan liln vdi dd't cdng khai vl tinh trang phap ly cua bd't ddng san di dtfdc Nha ntfdc bao hd trong trtfdng hdp cd tranh cha'p vdi ngtfdi thff ba.
3.2. Sd can thie't phdi ddng ky quyen s& dung ddt, quyen sd hdu nhd d vd tdi sdn khac gdn liin vdi ddt
De gdp phan thuc day stf van ddng, phdt trien lanh manh cua cac quan he xa hdi trong nen kinh td' thi trtfdng thi thie't che' dang ky quyln sff dung da't, quyln sd hffu nhd d vd tai san khac gan liln
vdi da't can dtfdc nghien ctfu, hodn thien theo htfdng cdng khai, minh bach, hidu qua, gdn Idi ich cua Nha ntfde, cua xd hdi vdi quyln va Idi Ich hdp phap cua ngtfdi dan, doanh nghiep, cu thd:
Thd nhd't: Thdng qua hoat ddng dang ky quyln sff dung da't, quydn sd hffu nha d va tai san khde gan lien vdi dd't, Nha ntfdc cdng khai va minh bach tinh trang phdp ly cua tdi san, trong dd ndi bat Id quyln sd htfu, quyln sff dung. Vdi vide khong han che tid'p can cdc thdng tin trong sd dangky cua cd quan nha ntfdc, cdng chung cd the de dang tim hidu vd bid't chinh xac cac thdng tin cd ban vd quydn sff dung dd't, quyln sd hffu tai san gan liln vdi da't, ttf dd cd day du cd sd dd xem xet, quyd't dinh vide tham gia cdc giao dieh dan stf, kinh te lidn quan dd'n ba't ddng san. Thdi didm dang ky la can ctf dd xde dinh thff ttf tfu tien giffa cdc ben cd quyln trong trffdng hdp tai sdn tham gia vao nhilu giao dich khac nhau. Ngoai ra, thdng tin dtfdc Itfu giff tai hd thd'ng dang ky cd y nghia dac biet quan trpng trong vide tao lap, cung ca'p chffng cff trong qua trinh giai quyd't tranh chd'p ve quyln sff dung da't, quyln sd htfu tai san gan liln vdi dd't.
Thd hai: Hoat dpng cua he thd'ng ddng ky quyln sff dung da't, quyln sd htfu tai san gan Hin vdi dd't cd md'i quan hd mat thie't vdi stf van hanh ciia thi trtfdng bd't ddng sdn, thi trtfdng vd'n d mdi qud'c gia. Theo danh gia cua nhilu chuydn gia kinh td', ne'u qudn ly cd hieu qua thi trtfdng bat dong san thi se thuc day ndn kinh td' phat trien, giai quye't nhu cau btfc xuc ngay cang gia tang vl nha d cho ngffdi ddn. Muc tieu cd ban cua he thd'ng dang ky la cdng khai hda cac quyln vd ba't ddng san, xac Idp hd sd phap ly cho tffng bd't ddng san, tff dd giup cac giao dieh vl ba't ddng san dffde thid't lap, thffc hidn an toan, han chd' rui ro. Vdi mdt he thd'ng
dang ky chinh xac, thudn Idi, ehi phi hdp ly se giffp tid't kiem chi phi giao dich (gdm chi phi v l thdi gian, cdng stfc, tiln cua...), ndng cao sffc canh tranh cua ndn kinh te, vi "lam dffde nhff vdy la gdp phdn bie'n dat thanh tai san thtfc td, Itfu chuydn trong qua trinh kinh doanh: dd't bie'n thanh ttf ban, cd Idi cho qud trinh huy ddng vdn va phat huy ndi Itfc vi tinh canh tranh cua ndn kinh te' qud'c gia"
(Pham Duy NghTa, 2004, trg 171).
Thd ba: He thd'ng ddng ky quyen sff dung da't, quyen sd hffu nhd d va tai sdn khde gan Hdn vdi dd't van hanh tdt khdng chi giiip Nha nffde ghi nhan quyen dd'i vdi bat ddng san ciia cac td chtfc, ca nhdn trong xd hdi, ma con Id cdng eu de Nha ntfdc quan ly ba't dpng san.
3.3. Yeu cau ddt ra dd'i vdi ddng ky quyen sd dung ddt
Nhin ttf gdc dp ly luan, dang ky quyen sff dung dd't, quydn sd hffu nha d va tdi san khac gan liln vdi dd't phai dap ffng dtfdc cac yeu cau chff yd'u:
-Dam bao tinh thd'ng nhd't ddng bd, minh bach, cdng khai va hidu qua;
- Ddm bao quydn dtfdc tid'p can thdng tin;
- Dang ky quydn sff dung da't la bdn phan ciia nha ntfdc va vi mue tidu phuc vu ngtfdi dan.
Dang ky quyln sff dung da't bao ve quyln va Idi ich hdp phap cua ngtfdi sff dung dd't Id cdng cu de nha ntfdc thtfc hidn nhidm vu quan ly nha nffde ve dd't dai. Dang ky quyln sff dung da't la kenh cung cap thdng tin cho cac nha ddu ttf trong va ngoai ntfdc ve da't dai. Mat khde, dang ky quyln sff dung da't edn bao vd quyen con ngtfdi, quyen cdng dan, day la mdt trong nhffng vai trd mdi eua dang k^ quydn sff dung dd't chi xua't hidn trong nIn hanh chinh hidn dai vi muc tidu phuc vu ngffdi ddn va doanh nghiep •
TAI LmV THAM KHAO:
/. Pham Duy NghTa (2004), Nxb Dai hoc Qud'c gia Hd Ndi. tr.I71.
2. Dang Anh Qudn, 2011. "He thdng ddng ky ddng ky ddt dai theo phdp ludt dd't dai Viet Nam vd Thuy Dien", Luan dn tien sT ludt hpc. TrUdng Da i hpc Ludt Thdnh phd Ho Chi Minh.
3. Qud'c hdi (2011), Hien phdp nudc Cong hda xd hdi cha nghTa Viel Nam ndm 1945, 1959, 1980. 1992 (sda ddi, bd sung ndm 2001). Nhd xudt bdn Lao dpng, Hd Ndi.
4. Qud'c hoi (2014). Hien phdp nUdc Cdng hda xd hoi chu nghia Viet Nam. Nhd xudt bdn Tuphdp, Hd Ndi.
60 S6'12-Thang 9/201
LUAT
5. Quoc hdi (1987). Luat Bat dai 1987.
6. Quoc hoi (1993). Luat Bat dai 1993.
7. Quoc hoi (2003). Luat Bat dai 2003.
8. Trudng Bai hoc Luat Ha Noi, Gido trinh Luat Bdn SU, Nxb vd Thong Ite ddt dai. 20. tr.208.
Ngay nhSn biii: 20/8/2018
Ngay phan bi$n danh gia va sufa chffa: 30/8/2018 Ngay chap nhjn dang bai: 10/9/2018
Thong tin tdc gid:
ThS. TRAN THI THU HA
Nghidn cffu sinh Tig'n sT Lu^t hoc, Pho Trffdng Dai di^n Ctf sd Hoc vidn Khoa hpc xa hoi tai Thanh pho'Ho Chi Minh
DISCUSSING ISSUES RELATED TO THE LAND USE RIGHT REGISTRATION EM VIETNAM
• Ph.D student. Master. TRAN THI THU HA Deputy Representative, Graduate Academy of Social Sciences
ABSTRACT:
Land is a valuable resrouce of the nation in general and every Vietnamese citizen in particular.
Thus, the Party and the State always pay special attention to the policies and laws on land. The land use right registration and the ownership of houses and other land-attached assets are an important aspect in the land management aiming at developing a secure legal framework for owners of land use right registration and houses and other land-attached assets. This paper analyses the charactenstics, legal values, necessities and requirements related to the land use right registration.
Keywords: Legal regulations on land registration, land use right, house ownership, land use right registration.
