Sd chuyin di vi Cdng chi'tng
THUC T I I N HOAT DONGCdNGCH^S
(QH mot he thons quy phom phap luot (lofig bo
I PHUNG NGOC HUNG CUONG *
T
rong nhflng nam %ix\ day, vdi xu tbi hdi nhap toan cSu, cCing sir phai triln khdng ngirng cua kinh t l xa hdi dai nudc, cac hpp ddng. giao djch dan su, kinh ticung phat triln vO cflng da dang. Vdi chu iruong xa bdi hda cOng chflng nham gdp phSn vao cdng cudc cai each banh chinh, cai each lu phap, hoai ddng ciia cac id chflc hanh nghe cdng chflng nhin chung da gdp phan dang kl dam bao an toan phap 1;^ cho cac giao dich ciia ca nhan, td chflc, phdng ngfla uanh cha'p va vi pham phap luat, lao sir dn djnh cho xa hdi. tflng budc tao dilu kiln de ngudi dan cd y thflc sfl dung cac cong cu phap ly dl bao ve minh trong cac quan he pbap luat dan su, kinh id, thuong mai. Tuy nhien, Uong ihuc tiln hoat ddng cdng chflng, khi lie'p nhan va giai quyei yeu cau cdng chflng cua t l chflc, ca nhan, cac id chflc hanh nghi cdng chflng khdng phai luc nao cung gap thuan Ipi, vi nhilu khi trong cCing mdt ndi dung lai cd nifliu van ban khac nhau dilu chinh, dan den quan diem vl giai quylt ylu cau cdng chflng cua cac td chflc hanh nghi cOng chihig la khac nhau. Tham chi, trong nhilu Uudng hpp cu the, cac td chuc hanh nghi cdng chflng cdn phu thupc vao y chi cua ngudi cd thiim quyln tilp nhan ho so thuOc cac co quan quan ly dai dai tai dja phuong, khi quan diem ciia hp vl ndi dung cdng chflng "khac" vdi quy djnh ciia luat. Lien quan den va'n dl nay da cd nhilu bai vilt, nhilu cudc toa dam.nhilu quan dilm tranh luan. trong pham vi b^i vie't nay, chiing tdi chi xin dua ra mdt sd van dl vudng mac Irong viec lilp nhan va giai quyli ylu clu cdng chihig trong ihl chap tai san, cdng chflng van ban ban dafl gia tai san va cac giao dich khac liln quan true tie'p din chuyin djch tai san la bai ddng san.
1. Ve cdng chumg hpp dong thdchap quyln sir dung da't
- D6i vdi hap ddng the chap tdi san devay vd'n md ben the chap Id lip gia dinh: Theo quy dinh tai khoan 2 Dilu 146 Nghi dinh sd l81/2004/ND<T ngay 29/10/2004 ciia Chinh phii vl thi hanh LuSt Dai dai thi ddi vdi "Hpp ddng chuyin ddi, chuyen nhupng, Ihue, thue lai quyen sfl dung dai; hop dong hoac van ban lang cho quyln sfl dung dai; hop ding thlcha'p, bao lanh, gdp vdn bang quyln su dung dit thudc quyln sfl dung chung ciia hd gia dinh phai dupc tai ca cac tbanb vien cd dii nang luc hanh vi dan su trong ho gia dinh dd thd'ng nhat va ky tin hoac cd van ban uy quyln Iheo quy djnh ciia phap luat vl dan su". Theo quy dinh nay tbi nhat thilt cac thanh vien cua hd gia dinh phai ky vao hpp dong hoac xac lap van ban iiy quyln dl cho mdt uong ck Ihanh vien hd gia dmh dflng ra ky kit hpp ddng 0 cha'p. Quy djnh nay nham bao dam Ipi ich tdi da cho thanh viln hd gia dinh, tranh nhflng uudng hop thilt hai cho cac thanh vien khac trong gia dinh khi xac lap cac giao dich dan su ma chu thi la hd gia dinh.
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* Van phong Cong chirng An Ca, Phu TliQSd'chuyin di' vi' Cdng chiing Trong khi dd, theo quy djnh tai Dilu 106 Bd luat Dan su nam 2005 thi khai mem hp gia dinh dupc hieu la: "... Cac Ihanh vien cd tai san chung, ctmg dong gdp cdng sflc d l boat dpng kinh te chung trong san xuat ndng, lam, ngu nghilp hoac mdt sd linh vuc hoai dpng san xuat, kinh doanh khac do phap luat quy djnh". Cd quan dilm cbo rang, hiiu theo quy djnh nay thi ddi vdi quyln sfl dung dai cd muc dich sfl dung khac (vi du: Dat Ihd cu, thdi han sfl dung lau dai) se khdng la tai san chung cua cac thanh vien hp gia dinh, do do, dai dien hd gia dinh la chu hd dupc quyln dflng ra ky kit hpp dong the' chap tai san la quyln su dung dat ngoai nhung muc dich sfl dung neu uen iheo quy djnh tai Dilu 107, Dilu 139, khoan 5 Dilu 141 cua B6 luat Dan su nam 2005 vl dai diln cho hd gia dinh uong cac giao dich dan su.
Tren ihuc t l d nhilu dja phuong, hien nay van cdn ion tai rat nhilu giay chflng nhan quyln sfl dung dat mang len ngudi sfl dung dat la "hd dng", "hd ba"
hoac "chu bp". Khi tie'p nhan ho so cdng chflng hpp ddng thd chap cd nhflng giay chflng nhan nay, l6 chflc hanh nghi cdng chflng gap rai nhilu khd khan dl xac dinh tu each "thanh vien hO gia dinh", bdi khdng cd can cfl phap ly nao de xac dinh ngoai gi^y chflng nhan quyln su dung dat va sd h6 kh^u gia dinh d l xac dinh thanh vien trong hp gia dinh. Tuy nhien, can cfl nay cung chi mang tinh chat luong ddi vi khdng cd co sd d l dam bao rang chi cd nhOng ngudi dupc ghi ten trong so hd kh^u mdi la thanh vien hd gia dinh. Do dd. gay khd khan khdng nhd Irong viec thuc hiln ky kit hpp ddng thi chap tai td chflc hanh nghi cdng chflng, riii ro trong viec bd sdt thanh vien hd gia dinh phat sinh tranh chap anh hucmg den hoai dpng xfl ly tai san cua ben nhan the chap.
- DSi vdi hap dong the chap tdi san devay vd'n md bin thi'chap Id cd nhan. Cac rui ro khi ky hpp dong the chap tai san cung rai Idn khi can cfl xac lap
quyen tai san chung hoac riSng cua vp chdng nhilu khi khd xac dinh ro rang. Theo Luat Hdn nhan va gia dinh nam 2000, tai san chung cua vp chdng la:
Tai san do vp, chdng tao ra. thu nhap do lao ddng, boat ddng san xuai, kinh doanh va nhflng thu nhap hpp phap khac cua vp chdng trong thdi ky hon nhan;
tai san ma vp chdng dupc thfla k l chung hoac dupc tang cho chung va nhihig tai san khac ma vp chdng thoa thuan la tai san chung. Quyen sfl dung dai ma vp chdng cd dupc sau khi kit hdn la tai san chung ciia vp chdng. Quyln sfl dung dai ma vp hoac chdng cd dupc trudc khi kei hdn, dupc thfla k l rieng chi la tai san chung khi vp chdng co thda thuan. Tai san chung ciia vp chdng thupc sd hihi chung hpp nhai.
Trong trudng hpp lai san thudc sd hflu chung ciia vp chdng ma phap luat quy dinh phai dang ky quyln sd hflu thi trong gia'y chflng nhan quyln sd hflu phai ghi ten cua ca vp va chdng.
Thuc t l cho tha'y d nhilu dia phuong, cac gi^y chflng nhan quyen su dung dai dupc cap tfl nam 2005 trd ve trudc diu khong the hien diy du ca vp va chdng irong giay chihig nhan ma chi dung ten mot ngudi, cung khong ghi ro quan he gia dinh bay ghi chu "tai san neng", chi cd nhflng giay chirng nhan ca'p sau thdi diem nam 2005 de'n nay mdi the hien rd dong sd him trong gia'y chflng nhan hoac cd muc "Ghi chu: Tai san rieng". ThOng thudng, ddi vdi nhimg trudng hpp khdng the hien ro rang sd hflu chung hay rieng trong giay chflng nhan quyln su dung dai, khi tilp nhan yeu cau cong chimg. td chflc hanh nghi cdng chung ngoai viec yeu cau cac ben thi chap xuai trinh sd hp kh^u gia dinh va giay chflng nban dang ky kit hdn cua vp chdng d l xac dinh nhflng ngudi phai ky vao hpp ddng ihl cha'p.
Tuy nhien, dilu nay cung khdng hi d l dang, nlu ben thi chap cd tinh che gia'u su that. Trln thuc tl, ngay ca chinh quyen dia phuong noi cu iru cua ngudi CO tai san the chap nhilu khi cung khPng tbi xac dinh dupc linh trang hdn nhan cua ngudi dd.
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Sd'chuyin di'vi Cdng chiing
Dieu nay xay ra irong irudng hpp vp chdng khdng cd cung bd khiiu, da sd'ng ly than hoac d bai noi khiic nhau da Iflu, chinh quyln dia phuong cung chi cd the xac nhan "trong qua trinh sinh sdng a dia phuong chua kit h6n vdi ai" hoflc "da ly hdn, chua kei hdn lai". Ben canh dd. cdn cd nhflng Irudng hpp mdi de'n dia phuong cu irii. chfnh quyln dia phuong ne'u nhan dupc yeu cau ciia ngudi dan vc viec xac dinh tinh Irang hdn nhan. cung chi can cfl vao viec nhap bd khalu tai dja phucfng ciia ngudi dd tfl thdi dilm ngudi dd dupc ca'p s6 hd kh^u den Ihdi dilm thlcha'p dl Xiic nhan. D l an toan hon cho nhihig hd so nay, nhilu in chflc hanh nghi cdng chimg yeu cau ben thlcha'p phai xin xac nhfln tinh trang hdn nhan d dia phuong noi cu irii trudc dd, tuy nhiln yeu cau nay nhilu khi khdng thi ihuc hien dupc vi nhilu dia phufflig khdng x^c nhan vdi ly do ngudi dd khdng cdn la cdng dan cua dia phuong nfla nen tfl chdi xac nhan.
Do \ay. ddi vdi uudng hpp thi chap quyen sfl dung dai dupc ca'p cho ca nhan (trong giay chflng nhan chi ghi ten mdi ca nhan) ma khdng xac djnh duoc rd rang cd hay khong cd ddng sd hihi theo nhflng trudng hpp neu trln thi kha nang rui ro cho viec xfl ly lai san bao dam cua ben nhan the cha'p la rai Idn. trong trudng hpp phat sinh hau qua pbap ly Tda an cd the tuyen bo hpp ddng vd hieu.
2. Ve cdng chflng van ban ban da'u gia tai san Van ban ban da'u gia tai san dupc cdng chflng la can cfl phap Iy quan trpng dl cac co quan cd th^m quyen ca'p gia'y cbflng nhan quyln sfl dung dai cbo ngudi triing dafl gia. Tuy nhien. Iren thuc t l khdng phai luc nao cac van ban cdng cbflng cting dupc cac CO quan cd tb^m quyln cha'p nhan, ifl dd lilp nhan bo so lam thii tuc sang len cho ngudi trung dau gia.
Trong thuc tiln hien nay, cdng chflng van ban bdn da'u gia chu yeu tap trung vao hai loai lai san, dd la tai san thi banh an theo ban an, quyet dinh cd hieu
lire ciia Tda an va tai san bao dam bj xfl ly theo hpp ddng Ihl cha'p cua cac ngan hang, td chflc tin dung.
Ddi vdi mdi loai tai san da'u gia, cdng chflng vien lilp nhan bd so ngoai viec phai nghien cflu cic van ban quy dinh vl da'u gia tai san, cdn phai xem xet din nhflng quy djnh khac cua phap luai cd lien quan, tham chi cdn phai bill ";y' chf cua cac co quan cd thim quyln cap giay chflng nhan quyln su dung tai dia phuong, tfldd viec cdng chflng van ban da'u gia bai ddng san mdi dam bao yeu cau vl phap ly va thuc te dilu chinh.
- Ddi vdi tdi san thi hanh dn
Khoan 4 Dilu 4 Nghi dinh sd 163/2006/ND-CP ciia Chinh phu ngay 29/12/2006 vl giao djch bao dam quy djnh: 'Trong irucmg hpp giao djch bao dam duoc giao ket hpp phap va cd gia irj phap ly ddi vdi ngudi thfl ba Ihi Toa an, co quan nha nudc cd tham quyln khac khdng duoc ke bien tai san bao dam dl thuc hien nghia vu khac ciia ben bao dam, trfl Irudng hpp phap luat cd quy djnh khac".
Tuy nhiln, tren thuc te cd nhilu vu an giai quyet viec vay np giihi cac ca nhan khdng cd bien phap bao dam ve lai san, ma bi don trong vu an dd la ben tbi cha'p trong quan he vay vd'n vdi ngan hang. Khi giai quyei vu an. Tda an budc bi don phai hoan tra toan bd sd tiln gdc va lai cho cho bdn nguyen don.
Can cfl vao ban an da cd hieu luc phap luat, co quan tbi banh an viiii liln hanh ke bien tai san cua bi don, trong khi lai san dd da the chap cho ngan hang va da dupc dang ky giao djch bao dam theo quy tfinh:
Quan dilm ciia ngudi vili bai nay cho rang:
Trong trudng hpp tai san da dupc mang ra lam d6i tupng cua 01 giao dich da cd hieu luc phap luSt (thfla nhan cua co quan dang ky giao dich bao dam) - khdng phai la ddi tupng cua giao djch dan su xac lap sau (thdng thudng la cac khoan vay np ca nhSn vdi ca nhan) thi co quan thi hanh an chi dupc phep ke bien khi da cd sir ddng y bang van ban ciia ben
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Sd'chuyin di'vi'Cdng chiing
nhan thi chap ve viec xfl ly tai san bao dam trudc thdi ban hpp ddng lin dung cdn hiiu luc. Khi chua CO van ban cua ngan hang, cac co quan cd Iham quyln khac khong ihl lam cho giao djch bao dam do Ird nen "v6 hieu" bang each kl biin tai san cua con np trong khi tai san dd, vl mat phap ly, con np chi cdn mot phSn ndi dung cua quyln sd hflu theo Bp luat Dan su la "chie'm hihi, su dung" chfl khdng cdn quyln djnh doat nfla.
- Do'i vai tdi san bao dam
Trudc day, iheo quy dinh lai Luat Dai dai nam 2003, ben nhan the cha'p cd quyln xu ly tai san Ihl cha'p d l thu bdi np hoac yeu cau co quan nba nudc cd Iham quyln ban da'u gia hoac khdi kien tai Tda an. Tuy nhien, khi thuc hien viec ban da'u gia quyln su dung dat tren ihuc ll, cac td chflc, ca nhan gap nhilu vudng mac nlu ben ihl cha'p quyln sfl dung dai khOng hpp tac, trong khi cac co quan cd tham quyen khdng chap nhan van ban ban da'u gia do ben nhan thi cha'p ky (trong hpp ddng ban da'u gia tai san, la chu sd him tai san). V ^ d l nay anh hudng nhilu de'n Ipi ich cua ben nhan thlcha'p vi viec hoan thanh khdi kien de cd quylt djnh thi hanh an mai rai nhilu thdi gian va chi phi.
Theo quy djnh tai khoan 2 Dieu 70 Nghi djnh sd 163/2006/ND-CP ngay 29/12/2006 cua Chinh phii vl giao dich bao dam "Trong trudng hpp lai san bao dam cd dang ky quyln sd buu, quyln su dung thi ngudi nhan chuyin quyen sd hflu. quyln sfl dung tai san dd dupc co quan nha nudc co tham quyen cap giay chflng nhan quyln sd hihi, quyln sfl dung lai san. Thu tuc chuyen quyen sd buu, quyln su dung lai san bao dam dupc thuc hiln theo quy dinh cua phap luat vl dang ky quyen sd hflu, quyln sfl dung tai san. Trong trudng hpp phap luat quy dinh viec chuyin quyln sd hihi, quyln su dung tai san phai cd sir ddng y bang van ban cua chu sd hiiu, hpp ddng mua ban tai san gifla chu sd hihi tai san hoac ngudi
phai thi hanh an vcd ngudi mua tai san vl viec xu ly tai san bao dam thi hpp ddng c^m cd lai san, hop ddng thlcha'p tai san dupc dung d l thay the cho cac loai gia'y td niy".
Day la mOl quy dinh rai hpp ly, da giai quylt mdt tdn lai trudc day ma cac id chflc tin dung ihudng hay gap va phai tdn kem nhilu cdng sflc, thdi gian d l thao gd - dd la khi chii tai san bao dam bai hpp lac trong viec hoan thien hd so chuyin quyln sfl hflu, sfl dung lai san cho ngudi Irdng da'u gia. Hien nay. tren thuc te, de tranh gap phai nhirng rdc rdi vl phap ly lien quan din viec xfl ly tai san bao dam nhu tren, nhilu ngan hang khi ky hop ddng thi chap da ddng thdi yeu cau ben thi chap/ben vay vdn ky luOn gia'y uy quyln xfl ly tai san thlcha'p.
Trong van ban uy quyln nay, cd dSy du thdng tin ve tai san bao dam, quyen va nghia vu ciia cac ben tham gia quan be va quyen lua chpn cac phuong ihflc xfl ly lai san khi ben thi chap/ben vay vdn vi pham hpp ddng tin dung, hpp ddng bao dam da ky kit vdi ngan hang. Day dupc coi la can cfl quan trpng dl ben nhan tbi cha'p cbu dOng tiln hanh xfl iy tai san bao dam khi ben the cha'p/ben vay vdn vi pham nghia vu theo thoa thuan da ky kit vdi ngan hang, ma khong can khcri kien ra Toa an cd Iham quyln giai quyei theo phap luat vl id tung dan su nfla.
De laora mdt hanh lang pbap 1^ an loan cho cac giao dich dan su, kinh te ihong qua hoai ddng cua cac td chflc banh nghi cong chirng, gop phan dam bao quyen Ipi hpp phap ciia cac chu the iham gia quan he phap luat dan sir, kinh le dong thdi nang cao y thflc man ihu phap luat cho mpi ngudi dan. Nhu cau ca'p bach hien nay la hoan thien the che cong chung phai gan lien vdi yeu cau hoan thien he thdng phap luat ndi chung, dac biet la phap luat iien quan de'n ITnh vuc cdng cbflng dl bao dam tinh thdng nhai, ddng bd, minh bach cua phap luat •
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