QUYEN DOI LAI TAI SAN CUA CHU SO HlTU THEO QUY DINH TAI DIEU 167 VA 168 B Q LUAT DAN SI/ NAM 2015
Nguyen Thanh Phuc
Tom tat: Bien phdp bdo ve quyen .sa hihi Id cdch thirc md Nhd nuac vd chu sa hiru sic dung doi vai nhiing hdnh vi xam hgi den quyen sa hieu, khdc phuc thiet hai cho chu sa hiru. Bdi viet de cap bien phdp bdo ve quyen sa huu Id quyen doi lai tdi sdn cua chu sa hiru theo quy dinh tai Dieu 167 vd 168 Bp ludt Dan su ndm 2015.
Abstract: Measures for protection of ownership rights are means employed by the State and owner to guard against infringement ofovi'nership rights, remedy the damage for the owner. The paper mentions about the right to reclaim property of the owner, as a
measure to protect ownership rights, under Article 167 and 168 of the 2015 Civil Code.
1. Chii sd hiru, ngirdi chiem hiru ngay tinh va ngiroi thu- ba ngay tinh
a) Chu sa hitu
Theo quy dinh tai Dilu 158 Bg luat Dan sy (BLDS) 2015, thi chu sd hiru la ca nhan, phap nhan, chii the khac c6 dii ba quyIn la quyen chiem hiru, quyen su dung, quyen dmh doat tai san. Quy dinh nay mang tinh liet ke cac doi tugng cu the va ba quyen nang khi trd thanh chii sd huu. Ngoai ra, thuat ngir ''chu sa huu" cung dugc de cap trong mpt so tai lieu'. Nhin chung, cac quan
ThS , Truong Dai hoc Thu Ddu Mpt
"Chii sd huu Id nguai co idi .san thuoc sa him hap phdp cua minh" (Le Dinh Nghi (chu bien) (2009), Gido trinh Ludt Dan su Viel Nam - lap I. Nxb. Giao due Viet Nam, Ha Npi, tr 186), "Chu sa hiru Id chii ihe CO cdc quyen chieni hOii, .%ir dung, dmh doal ddi vai mot tdi sdn. mdi khdi tdi sdn duac phdp ludt ihita nhdn" (Vien Khoa hpc phap ly (2006), Tic dien luat hoc, Nxb T u phap - Nxb. Tu dien Bach khoa, Ha Npi, tr 146) va "Dot vdi nhirng tdi sdn hiru hinh ihi chii the quyen sd huu Id nhung ngirai co trong lay cdc idi .idn theo qiiv dinh lai Chuang X. Phdn thir hai BLDS thuoc quyen sa hiru cua minh duac xac lap Iheo nhirng cdn eir do BLDS quv dinh Doi vdi nhung lai sdn vd hinh (quyHn sa hieu Iri tiie) ihi chii ihe quyen .sa hiru Id nhirng ngirdi duac phdp liidl cong nhdn" (Tnrong dai hpc Luat Ha Npi (2014), Gido trinh Lual Dan sir Viet Nam - tap I, Nxb. Cong an nhan dan, Ha Npi, tr 190-191),
diem deu thong nhat cho rang: Chu sa hint Id nguai CO tdi sdn thupc sa hiru hap phdp ciia minh, duac xdc lap theo nhirng cdn cir do BLDS quy dinh vd co ddy du cdc quyen ndng chiem hiiu, sic dung, dinh doat doi vai tdi .sdn do.
b) Ngucri chiem hieu ngay tinh vd nguai thir ba ngay tinh
- Ngudi chiem hii'u ngay tinh Ngudi chiem hij-u ngay tinh la ngudi chiem hull co can cu de tin rang minh co quyen doi vdi tai san dang chiem hiiu (Dieu ISO BLDS 2015). Nhu vay, viec xac dinh yeu t6 ngay tinh phai can cir vao y chi chu quan ciia ngudi chiem hiiu. Tuy nhien, nhu the nao la "co cdn cii-" thi khong co dieu iuat nao giai thich.
- Ngudi thii ba ngay tinh
Co mpt so quan diem cho rang, ngudi thii ba ngay tinh phai la ngudi kh6ng biet hoac kh6ng bupc phai bilt minh tham gia giao djch dan sy (GDDS) vdi ngudi khong CO quyen djnh doat tai san^ Trong BLDS - Xcm them Vii Thi H6ng Y^n (2007). "Bao ve qityHn lai ciia ngudi Ihir ha ngay tinh khi chu sa hiai kien ddi lai idi sdn". Hoi thao khoa hoc cdp tnjong do Bo mon Luat Dan su - Khoa Luat Dan su - Dai hoc Lual Ha Noi l6 chuc ngay 11/12/2007,
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NHA NlfdC VA PHAPLUAT80 3/2017
2015, khai niem "ngu&i thir ba ngay tinh"
kh6ng dugc dua ra, ma thuat ngir nay chi dugc d l cap tai Dilu 133 BLDS 2015.
Dilu 167 va 168 BLDS 2015 co nhic d i n
"nguoi chiem hiru ngay tinh " nhung ciing chua cd CO sd khang dinh ''nguai thu ba ngay tinh" c6 phai la "nguai chiem hiru ngay tinh" hay khong.
Dilu 18 Nghi dinh s6 126/2014/ND-CP ngay 31/12/2014 cua Chinh phu quy djnh chi tilt mpt so dieu va bien phap thi hanh Luat Hon nhan va Gia dinh 2014 quy djnh, ngiroi thir ba dir^c coi Id ngay tinh trong trudng hgp xac lap, thyc hien giao djch vdi vg hoac chong d6i vdi tai san chung cua hg ma ngudi vg hoac ngudi ch6ng kh6ng cho ngudi thir ba biet ve thdng tin hen quan den che do tai san cua vg chong theo thoa thuan.
D6ng thdi, neu ngudi thii ba da dugc vg, ch6ng cung cap thong tin ma van xac lap, thyc hien giao djch yai vdi nhiing thdng tin do hoac vg chong da cong khai thoa thuan lien quan den viec chiem hiiu, sir dung, dinh doat tai san va ngirai thir ba biet hoac phdi biet nhung van xac lap, thyc hien giao djch trai vdi thoa thuan ciia vg chong thi dugc xac djnh la khong ngay tinh. Quy djnh nay cung tuong ty nhu cac quan diem neu tren, nghia la nguai thic ba khong biit hoac khong buoc phdi biet minh tham gia GDDS vai nguai khong co todn quyen dinh doat tdi sdn (tdi sdn chung cua va chong theo thoa thuan nhung chi co mpt ngirai xdc lap. thuc
http://thongtinphapluatdansu,edu.vn/2 008/01/03/235 2-2/, truy cap ngay 11/12/2016; Hoang Th5 Lien (chii bien) (2013), Binh luan khoa hoc Bo ludt Ddn su ndm 2005 - lap I, Nxb, Chinh tn quoc gia, Ha Npi, tr.333; Nguyin Van Cuong va Nguyin Minh Hang (2011), Giao dich vi quyin su dung dat v6 hi4u - Phdp luat vd thuc tiin xel xu, Nxb. Thong tm va truyen thong, Ha Npi, tr !28
30
hien GDDS vai nguai thir ba) mai dupic xdc dinh Id ngu&i thu ba ngay tinh.
Khi noi ve quyen ddi lai tai san tir ngudi chiem huu ngay tinh, Dieu 168 BLDS 2015 cd dSn chilu d i n khoan 2 Dilu 133 vl bao ve quyen Igi ciia ngudi thii ba ngay tinh khi GDDS v6 hieu. N h u vay, co the hieu, BLDS " n g i m " ' khang dinh "nguai chiem hiru ngay tinh "da bao gom "nguai thu ha ngay tinh"
2. T a i san doi lai la dong san v^ bat dpng san
Khi xay dyng che djnh kien doi lai tai san, cac nha lam Iuat Viet Nam da can nhac yong viec bao dam hai boa giira yeu cau bao ve chii sd hiiu vdi bao ve quyen loi chinh dang ciia ngudi chiem hiiu ngay tinh, ciing nhu bao dam tinh on dinh trong giao luu dan sy. Vi vay, nguyen tac kien doi tai san trong BLDS 2015 mot mat dya vao tieu chi phan biet giiia ngudi chiem hiiu ngay tinh va ngudi chiem hiru khong ngay tinh;
mat khac, dya vao viec phan djnh giiia tai san la dgng san va bat dgng san, tai san phai dang ky quyen sd huu va khong phai dang ky quyen sd hiru. Do do, Uong mpt so trudng hgp, chii sd hiru c6 the kh6ng lay lai dugc tai san.
a) Tdi sdn Id dpng sdn khong phdi ddng ky quyen sa hiru
BLDS 2015 kh6ng xac djnh ro dgng san nao khong phai dang ky quyen sd hiiu ma dung phuong phap loai tru: "Quyen sa hiru.
quyen khdc doi vai tdi sdn Id dpng sdn khong phdi ddng ky, trir tnrong hap phdp luat ve ddng ky tdi sdn co quy dinh khdc"
(khoan 2 Dieu 106). Theo quy djnh nay, chi yong trudng hgp phap luat khac co quy dinh thi dgng san mdi phai dang ky quyen sd hiru. Cung co quan diem cho rang: "Tdi sdn khong phdi dang ky quyen sa hiru Id tdi
QUYEN Bdi LAI TAI SAN..
sdn theo quy dinh cua phdp ludt chu sa hiru khong phdi ddng ky quyen sa hiru tai ca quan nhd nuac co tham quyen"^. Nhu vay, kho CO the biet dugc dgng san nao kh6ng phai dang ky quyen sd hiru.
b) Tdi sdn la dpng .sdn phdi ddng ky quyen sa hiru vd bat dpng sdn
- Tai san la dpng san phai dang ky quyen sd hiin.
Nhu da trinh bay d tren, doi vdi tai san la dpng san thi viec dang ky quyen sd hiiu tiiy theo quy dinh ciia phap luat. Doi chieu vdi cac van ban phap luat ve dpng san thi nhiing dpng san phai dang ky quyen sd hiiu bao g6m: Phuong tien tham gia giao thong dudng bp (Luat Giao th6ng dudng bg 2008); bao vat qu6c gia (Luat Di san van h6a 2001 va Luat sua doi, bo sung mot so dieu cua Luat Di san van hoa 2009); tau bay (Luat Hang kh6ng dan dung Viet Nam 2006 va Luat sua d6i, bo sung mpt so dieu ciia Luat Hang khong dan dung Viet Nam 2014); tau biln (Bp Iuat Hang hai 2015);
phuong tien giao thong dudng sat (Luat Dudng sat 2005); tau ca (Nghj dinh so 52/20I0/ND-CP ngay 17/5/2010 cua Chinh phii ve nhap khau tau ca va Nghj dinh so 53/2012/ND-CP ngay 20/6/2012 ciia Chinh phii sira doi, b6 sung mpt so dieu ciia cac Nghj djnh ve ITnh vyc thiiy san); vu khi, vat lieu no, cong cu h6 trg (Phap lenh Quan ly, sir dung vii khi, vat lieu no va cong cu ho trg 2011). Viec phan biet dgng san khong phai dang ky quyen sd bun va dgng san phai dang ky quyen sd hu'u co y nghia quan trpng de xac dinh nhiing tru'dng hop chii sd hiru doi lai dugc tai san ma khong thupc trudng hgp ngoai ie theo Dieu 167 (dong san khong
Truong dai hpc Lual thanh pho Ho Chi Minh (2014), Gido Irinh phdp lual ve Idi san. quyen sd hiru idi .sdn vd ihica ke. Nxb. Hong Due, Ha Noi, tr 27.
phai dang ky quyln sd hiiu) hoac theo Dieu 168 BLDS 2015 (dgng san phai dang ky quyen sd huu).
- Tai san la bat dpng san
BLDS 2015 dua ra khai niem hk dgng san theo hudng liet ke va theo hudng md, do la: "Dat dai; nhd. cong trinh xdy dung gan lien vai dat dai: tdi .sdn khdc gan lien vai ddt dai. nhd, cong trinh xdy dung; tdi sdn khdc theo quy dinh cua phdp ludt"
(khoan 1 Dilu 107). Do do, mot s6 tai san khac ma phap luat quy djnh ciing dupe xac dinh la bat dpng san, vi du nhu quyen sii dung dat (khoan 4 Dilu 5 Luat Kinh doanh bat dpng san 2014).
Khoan 1 Dilu 106 BLDS 2015 quy djnh: Doi vdi tai san la bat dpng san thi phai dang ky theo quy djnh ciia BLDS va phap luat ve dang ky tai san. NghTa la, tat ca cac bat dpng san deu phai dang ky quyen sd hiiu. Can cii quy dinh nay, co the hieu bat dong san tai Dieu 168 BLDS 2015 thugc trudng hgp phai dang ky quyen sd hiiu. Tuy nhien, co the co bat dgng san khong phai dang ky quyen sd hun. Cu the, Dieu 95 Luat Dat dai 2013 quy dmh dang ky dat dai la bat bupc doi vdi ngudi sir dung dat va ngudi dugc giao dat de quan ly, con dang ky quyen sd hiiu nha d va tai san khac gan lien vdi dat la khong bat buoc ma dugc thyc hien theo yeu cau ciia chii sd hiru.
3. Cac t r u d n g hgp chu sd huu co quyen doi lai tai san tii- ngirdi chiem hiiu ngay tinh
3.1. Trudng hop dpng sdn khong phdi ddng ky quyen sd" hiiu
Theo Dilu 167 BLDS 2015, chii sd hu-u CO quyen doi lai dgng san khong phai dang ky quyen sd hiiu tii' ngudi chilm huu ngay tinh neu ngudi nay nhan dugc dgng san th6ng qua hop d6ng khong c6 din bii vdi
NHA woe I A PHAP LUAT SO 3/20 n ngudi khong c6 quyen dinh doat tai san hoac dpng san bi chiem hiru ngoai y chi ciia chii so bun (bl lay cap, bj mat...). Nguoc lai, chii sd hii-u se khong doi dugc dong san khong phai dang ky quyen sd huu tir ngudi chiem hiru ngay tinh neu thupc mot yong cac trudng hpp ngoai le, do la: Dpng san khong phai dang ky quyen sd hitu rdi khoi chii sd hii'u theo y chi cua chii so hiiu (chu sd hiru cho miron, cho thue, gui giir...);
ngudi chiem hii'u ngay tinh nhan dugc dgng san th6ng qua hpp d6ng co den bii (hop dong mua ban tai san...) vdi ngudi khong co quyen dinh doat tai san.
Tuong ty Dieu 167 BLDS 2015. BLDS Lien bang Nga cung quy dinh ve quyen doi tai san khi tai san bj chieni hii'u ngoai y chi ciia chii sd hiiu. "Chu sa hiru co quyen dot hi tdi sdn trong truong lurp tdi sdn bi chu so hiru hoac nguixi duac chu sa hiru chuyen cho da ddnh rat hodc hi mat trom hoac nguai khdc chieni hiru bang cdc phuong thirc khdc trdi vai y chi cuu chii sa huu hodc ngirai chiem hiru hap phdp" (khoan 1 Dicu 302) : BLDS Nhat Ban co quy dinh quyen doi tai san neu tai san bi chiem hu'u ngoai y chi cua chii so hu'u nhung cho phep co ngoai le. Theo do, ngudi thii' ba mua tai san bl mat hoac bi trpm cap tai dia diem ban dau gia mot each ngay tinh hoac mua ngoai cho hoac mua tir nhu'ng ngudi buon ban hang hoa Cling loai, thi ngudi bi mat hoac bj trpm cap tai san se khong the lay lai tai san nlu
' NguvL'n Minh TuAn (2007), "Quv dmh kien dm uii .san theo pimp lual Viel Nam vd c iia mdi so nude Ircn ihe gidi". Hpi thao khoa hoc cap truong do Bo mon Luat Dan su - Khoa Luat Dan su - Dai hoc Luat Ha No! 10 chuc ngay 1 1/12/2007. hltp //lualminhkhue vn /dan-su-1 /quy-dinh-khoi-kicn-doi-tai-san-lheo-phap-l ual-vict-nam-va-mol-so-nuoc-trcn-the-gioi aspx, Iruy cap ngay 11/12 2016
khong hoan ya tiln cho ngudi chiem hiiu tai san do (Dilu I 9 4 ) \
3.2. Trirong hop dpng sdn phdi dang ky quyin sir huu hoac bat dpng sdn
Theo quy dmh tai Dilu 168 BLDS 2015, chii sd hiiu co quyen ddi lai dpng san phai dang ky quyen sd hun hoac bat dgng san tir ngudi chicm hiru ngay tinh neu khong thupc trudng hgp ngoai le quy djnh tai khoan 2 Dilu 133 BLDS 2015. Do la cac trudng hgp:
* Trucmg hop !. Ngudi thu ba ngay tinh dupe chuyen giao tai san thong qua GDDS va tai san da dugc dang ky tai ca quan nha nude (CQNN) c6 tham quyen trudc khi chuyen giao.
Vdi trudng hgp nay, BLDS 2015 bo sung doi tugng ciia GDDS la tai san phai dang ky quyen so hiiu va tai san do da dugc dang ky tai CQNN co tham quyen, sau do dugc chuyen giao bang mpt GDDS khac cho ngudi thu ba ngay tinh, va ngucn nay can cii' vao viec dang ky do ma xac lap, thuc hien giao dich thi giao djch do khong bj v6 hieu; nghTa la, chu so hiru kh6ng co quyen doi lai tai san. CJ day can xem xet cac van de sau:
- Thir nhdt. mot chii the dugc dang ky quyen so hiiu doi vdi tai san tai CQNN c6 tham quyen c6 that sy la chii sd hiru dich thuc ciia tai san do? Thyc tl, co nhieu trudng hpp ngudi dang ky quyen sd hihi khong phai la chii sd huu tai san, bdi: "he ihSng ddng ki- quyen so hiru doi vai tdi sdn ciia phdp lual Viet Nam chua thuc sir dam bdo. viec gian Idn trong cung cdp thdng lin, cung cdp gidy to hap phdp....cua chu the di thuc hien viec ddng ky quyen so hiru dot vin Japan International Cooperation Agency (1999).
Ludt Nlu'ii Ban. Tap II. 1998, Nxb Thanh men. Ha Noi. tr 242
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QUYEN BOI L^ITAISAN...
tdi sdn ciing nhu nhiing bat cap trong qua trinh thuc hien xdc nhdn ddng ky quyen sa hiru doi vdi tdi sdn cua ca quan nhd nuac CO thdm quyen ddn den viec, neu trong mpi tnrong hop chi dira vdo viec ddng ky ndy md bdo ve quyen loi cua nguai thir ba ngay tinh khi tham gia giao dich md khong quan tam den loi ich, quyen lai cua chii sty hiiu dich thuc - nguai ddng ly ra phdi duac bdo ve trong nhirng quyet dinh chua co sir chinh xdc ciia ca quan nhd nuac co thdm quyen Id khong phii hpp"^ va "...chu so hiru duac doi lai bat dpng sdn trie truong hpp nguai thir ba chiem hiru ngay tinh nhan duac tdi sdn thong qua bdn ddu gid hodc giao dich vai nguai md theo bdn dn, quyet dinh ciia ca quan nhd nuac co thdm quyen la chu so him tai .sdn nhung sau do nguai ndy khong phdi la chu sd hiru tdi sdn do do bdn dn, quyet dinh bi sira, huy. Thuc tien dp dung quy dinh ndy thi doi vdi quyet dinh cong nhan quyen sir dung dat ciia co quan nhd nuac CO thdm quyen da gay thiet hai nghiem trpng den quyen loi ciia nguoi ddn, nhu nhiing truong hop cdp sai Gidy chirng nhdn quyen su dung ddt cho chu the" . Nhu vay, quy dmh nay tuy hudng den viec bao ve tot hon quyen Igi ciia ngudi thu ba ngay tinh va tang trach nhiem cua CQNN co tham quyen trong viec dang ky quyen sd hu'u, nhung lai chua giai quyet thoa dang quyen loi ciia chii sd hihi khi he thong dang ky quyen sd hu'u ciia nude ta con nhieu han che, boat dgng chua that sy hieu qua. Theo tac gia, ngi dung nay nen dugc hieu theo hudng: "Tdi
Tran Thi Hue va Chu Thi Lam Giang (2016), ''Mdi so hat cdp Iron^ quy dinh tai Bieu 133 Bo lual Ddn su ndm 2015 ve hdo ve quyen lai cua ngudi ihic ha ngay tinh khi giao dich ddn su v6 hieu". Tap ehi Toa an nhan dan, ky II, thang 07/2016, Ha Npi, tr.33.
' Bp Tu phap (2013), Bdo cdo s6 I5I/BC-BTP ngdy 15/7/2013 ve long ket thi hdnh BLDS, Ha Npi.
sdn da duoc ddng ky tai co quan nhd nuac cd thdm quyen " phai theo d u n g thu tuc luat dinh, tiic la ngoai diing ve tham quyen, con phai diing ve can cii xac lap, dieu kien, ho s o . . . de dugc dang ky quyen sd hiiu.
- Thir hai. hieu thuat ngii "chuyen giao"
nhu t h i nao cho diing? Viec dua tai san vao giao djch the chap, cam cd, mugn, giri giir CO dugc xem la "chuyen giao" tai san theo dilu luat nay hay khong? Khoan 10 Dieu 3 Luat Dat dai 2013 quy djnh: "Chuyen quyen su dung ddt Id viec chuyen giao quyen su dung ddt tic ngudi ndy sang nguai khdc thong qua cdc hinh thirc chuyen doi, chuyen nhupmg, thira ke, tang cho quyen sir dung ddt vd gop von bdng quyen sir dung ddt".
Theo dieu luat nay, "chuyen giao" chinh la chuyen quyen sd hiiu (quyen sii' dung dat).
Mot so tac gia c6 cimg quan diem khi nhan dinh: "chuyen giao" tai san theo tinh than chung cua BLDS 2015 la chuyen giao quyen sd hiru tai san thong qua hgp dong mua ban, trao doi, tang cho, cho vay, hgp dong chuyen quyen sd hiru khac^. Vdi each hieu nhu vay va theo quy dinh ciia Luat Dat dai thi viec sua doi thuat ngir "hgp dong"
(BLDS 2005) thanh "giao dich" (BLDS 2015) khong co y nghTa, vi "chuyen giao"
ciing d6ng thdi han che mot so giao dich nhu "hpp d6ng" theo quy dinh ciia BLDS 2005. Vi vay, can c6 van ban hudng dan each hieu thuat ngir "chuyen giao" theo
' Xem them Biii Due Giang (2016), ''Mong manh ca che hdo vt' hen ihir ha ngay linh". http://www the sai gontimes.vn/146581/Mong-manh-co-che-bao-ve-ben -thu-ba-ngay-linh.html, truy cap ngay 11/12/2016.
Vu Thi Thanh Huyan (2016), "Bao ve quy^n loi cua nguoi thir ba ngay tinh trong giao dich dan su", hltp//tcdcpl.moj.gov.vn/UscrControls/News/pFormP rint.aspx''UrlListProcess=/qt/tinluc/Lists/XayDungP hapLuat&Listld=&Siteld-=<emID=270&OptionLo go-0&SiteRootID=, truy cap ngay 09/3/2017.
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NHA NU&C VA PHAPLU^TSO 3/2017
hudng khong phai la "chuyen quyen sd him" cho mpt ben yong giao djch.
Trudng hop 2: Ngudi thii ba ngay tinh nhan dugc tai san thong qua ban dau gia tir mot cupc ban dSu gia cua Trung tam dich vu dau gia tai san, hoac doanh nghiep divL gia tai san theo Luat Dau gia tai san 2016 (CO hieu lye tir ngay 01/7/2017); hoac giao djch vdi ngudi ma theo ban an, quyet dinh ciia CQNN cd thdm quyln la chii sd hiiu lai san nhung sau do khong phai la chii sd hiru tai san do ban an, quyet djnh bj hiiy, siia, va tai san thupc trudng hgp phai dang ky quyen sd hiru ma chua dugc dang ky tai CQNN CO thSm quyln trudc khi ban dau gia hoac giao dich. Co hai van de dat ra:
- Thir nhdt, BLDS quy dinh chii sd hiru khong the doi lai tai san khi ngudi ihii ba ngay tinh nhan dugc tai san "thong qua ban dau gia", nhung kh6ng cho biet quy dinh nay dugc ap dung cho mpi trudng hpp ban dau gia hay chi ap dung doi vdi vice ban dau gia dugc tien hanh diing quy djnh? Vi du, trong mot vu an dugc giam doc tham, Hgi dong tham phan (HDTP) nhan djnh:"A[/ii gidi quyet lai vu dn cdn xem xet viec bdn ddu gid tdi sdn co diing quy dinh ciia phdp ludt hay khong; neu bdn ddu gid tdi sdn da xong md viec bdn dau gid do diing quy dinh ciia phdp luat thi phai bdo ve quyen, lai ich hap phdp ciia ngirdi mua ngay tinh thong qua bdn ddu gid tdi sdn theo quy dinh tai khodn 2 Dieu 138 BLDS ndm 2005..., neu bdn ddu gid tdi sdn khong dung quy dinh thi khong cong nhdn ket qud bdn ddu gid... "^. Nhu vay, HDTP da theo hudng chi cong nhan ket qua ban diu gia neu "viec bdn ddu gid do dung quy dinh ciia
phdp ludt". NghTa la, h u d n g hgp ngugc lai, viec ban dSu gia khong diing quy djnh cua phap luat thi khong dugc cong nhan.
Tuy nhien, trong mpt vu an khac, Toa dan su Toa an nhan dan toi cao lai xac dinh theo hudng khac: ...Co dan khieu nai nhung Phong Thi hdnh dn vdn lien hdnh hdn ddu gid Id khong ddng" va "Viec ong Tam mua tdi sdn bdn ddu gid cua Phong Thi hdnh dn Id ngay tinh nen quyen loi cua ong Tdm phdi duac bdo ve vd chi xem xet ve loi di bupc cdc ben co loi thanh todn cho nguyen dan"'" Trong vu an nay, mac dii Toa an khing djnh viec ban dau gia khong dung quy djnh, nhung vi 6ng Tam ngay linh nen van dugc bao ve quyen Igi va chii sd hiru ban dau khong doi dugc tai san.
Lien quan den viec ban dau gia tai san, khoan 3 Dieu 7 Luat Dau gia tai san 2016 quy d\x]h:"Trudng hcrp co bdn dn, quyet dinh cua ca quan nhd nuac co thdm quyen ve viec sira doi mpt phdn hodc huy bd todn hp cdc quyet dinh lien quan den tdi sdn ddu gid truoc khi tdi sdn duac dua ra ddu gid nhung trinh tu, thu tuc ddu gid tdi sdn bao dam tuan theo quy dinh cua Ludt ndy thi tdi sdn do van thupc quyen so" hiru ciia ngiroi mua diroc tdi sdn ddu gid ngay tinh.
trir truong hap ket qud ddu gid tdi sdn bi huy theo quy dinh tai Dieu 72 cua Lual ndy". Theo quy djnh nay, thii tuc ban dau gia diing quy djnh ciia phap Iuat thi ngucri mua se nhan dugc tai san. Mpt s6 y kien cung cho rang, chii sd hiru khong doi dupe tai san khi ngudi thii ba ngay tinh nhan dugc tai san th6ng qua bdn ddu gid diroc
Quyet djnh giam doc tham s6 11/2010/DS-GDT ngay 02/4/2010 eua Hpi d6ng thSm phan Toa an nhan dan toi cao ve "V/v kien doi tai san".
'" Quy^t dmh giam d6c thim so 04/2010/DS-GDJ ngay 14/01/2010 ciia Toa dan sir Toa an nhan dan t6i cao vc "V/v kien doi nha, dat".
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QUYEN BOI LAI TAI SAN...
thuc hien dung quy dinh ciia phdp ludt ' Do d6, theo tac gia, quy djnh tai khoan 2 Dilu 133 BLDS 2015 c4n dugc hiiu la:
Nguai thir ba ngay tinh nhdn duoc tdi sdn thong qua bdn ddu gid duac thuc hien theo dung quy dinh cua phdp luat.
- Thir hai. ngudi thii ba ngay tinh giao djch vdi ngudi ma theo ban an, quyet djnh cua CO quan nha nude co tham quyen la chii sd hiiu tai san nhung sau do ngudi nay khong phai la chu sd hiiu tai san do ban an, quyet djnh bi buy, sira (ban an, quyet dinh cua Toa an bi hiiy, sua dugc quy dinh tai cac dilu 345 - 347, 356 va 360 Bp luat To tung Dan sy 2015). Nhu vay, de ngudi thii ba ngay tinh khong phai tra lai tai san cho chu sd hiru thi phai co du ba dieu kien: (1) Phai ton tai mpt giao dich vin nguai thir ha ngay tinh; (2) Nguoi giao dich vdi ngudi thir ba la '"nguoi md theo bdn dn. quyet dinh cua CO'quan nhd nude co thdm quyen Id chu sd hiru tdi sdn"\ (3) Sau &6 ngudi nay (ngudi dugc coi la chu sd hiru) kh6ng phai la chii sd hiru tai san do bdn dn. quyet dinh bi huy. sua.
Dieu kien thii nhat la phai ton tai mot GDDS vdi ngudi thii ba ngay tinh. GDDS nay phai hap phdp. Neu giao dich thupc trudng hgp bi v6 hieu va con thdi hieu de tuyen bo GDDS v6 hieu thi chu so hii'u co quyen doi lai tai san bat cir liic nao,
Dieu kien thii hai khong ro rang "quyet dinh cua ca quan nhd nuac co thdm quyen' la quyet dinh nhu the nao? Co the thay.
Huynh Xuan Tinh (2013), Bdo ve quyen lai cua ngudi thir ha ngay linh khi giao dich ddn su v6 hieu.
Luan van thac sT. tr 59, Nguyen Thi Mmh Phuong (2013), "Bao vi- quyen lai cua ngudi ihir ha ngay linh khi hap ddng mua hdn nhd a vd hieu Iheo quy dmh tgi Dieu 138 Bd ludl Ddn su Viel Nam ndm 2005". Tap chi Toa an nhan dan. ky 1, thang l i / 2 0 1 3 . t r 2 5 .
"quyet dmh ciia ca quan nhd nude co thdm quyen" dugc quy djnh tai dieu luat nay kh6ng the dugc ban hanh dudi dang van ban quy pham phap luat, ma chi cd the dudi dang van ban hanh chinh bdi chi ap dyng cho mpt hoac mpt so d6i tugng dugc cong nhan quyln sd hiiu. Do do, "quyet dinh cua ca quan nhd nude co thdm quyen " c6 the xac dinh la "quyet dinh hdnh chinh"
vk:"Quyet dinh hdnh chinh la van bdn do ca quan hdnh chinh nhd nude, ca quan, to chirc duac giao thuc hien quan ly hdnh chinh nhd nude ban hdnh hoac ngudi co thdm quyen trong ca quan, to chirc do ban hdnh qiivet dinh ve vdn de cu the trong hoat dpng quan ly hdnh chinh duac dp dung mot Idn doi vdi mpi hodc mpt so doi tuang cu ihe" (khoan 1 Dieu 3 Luat To tung Hanh chinh 2015).
Thyc tien xet xu cho thay, trong tranh chap quyen su dung dat thudng co Giay chimg nhan quyen sir dung dat; Giay chiing nhan quyen so hu'u nha o va quyen su dung dat o; Giay chiing nhan quyen sd hiiu nha d va tai san khac gan lien vdi dat (gpi chung la GCNQSDD, QSHNO va TS khac gSn hln vdi dSl). Vay GCNQSDD, QSHNO va TS khac gan lien vdi dat co phai la "quyet dinh cua ca quan nhd nude co thdm quyen"
khong? Theo khoan 1 Muc I Gtai dap s6 02/GD-TANDTC ngay 19/9/2016 ciia Toa an nhan dan toi cao vc mpt so van de to tung hanh chinh, to tung dan sy thi GCNQSDD, QSHNO va TS khac g^n liln vdi dat la quyet dmh hanh chinh, nghia la
"quyet dinh ciia ca quan nhd nude co thdm quyen" theo khoan 2 Dilu 133 BLDS 2015.
Tir day, phai phan biet hai tru'dng hgp: N I U tai san doi lai la bat dpng san phai dang ky quyen sd hiru va bat dpng san nay da dugc cap GCNQSDD thi ap dung doan 2 khoan 2 35
NHA NV6C VA PHAPLU^TSO 3/2017
Dilu 133 BLDS 2015; nlu bat dpng san chua dugc cdp GCNQSDD nhung da dang ky dit dai, nha d, tai san khac gan lien vdi d4t tai CQNN co th4m quyln thi ap dung doan 1 khoan 2 Dilu 133 BLDS 2015.
Dilu kien thii ba: Co ban an, quyet djnh bj "huy, sira". Co y kiln cho rang: Thuc ra.
viec bdn dn, quyet dinh co bi huy, sira hay khong khong dnh hudng tdi viec cong nhdn giao dich cua ngudi thir ba ngay tinh. Bieu kien tren nen duac hieu Id "cho dii" sau do ngudi ndy (ngiroi diroc coi Id chu sof him) khong phdi Id chii sd hiru tdi sdn do ban dn, quy&t dinh bi hiiy, sira. Khi sua doi BLDS thi nen sua theo huong vira neu (a mpt chimg muc ndo do, co the xem xet co
'^ D6 Van Dai (2014), Ludl Hap ddng Viet Nam - Bdn dn vd hinh luan hdn dn - lap 2, Nxb. Chinh trj quoc gia, Ha Npi. tr.95.
" Nguyen Thi Minh Phuong (2013), tldd, chu thich 11. tr 26-27.
'''Quy^tdinh giam d6c thSm s6 58/2011/DS-GDT ngay 21/01/2011 eiia Toa dan su Toa an nhan dan toi cao ve
"V/v tranh chap quyen sir dung dat".
nen giir npi dung d tren hay khong) . Mpt y kiln khac ciing tuong tu: Tir ly luan vd phdn tich thay rdng, quy dinh "Sau do nguoi ndy (ngirdi bdn) khong phdi Id chU s& hiru tai sdn do bdn dn, quyet dinh bi huy, sua"
theo khodn 2 Dieu 138 BLDS la khong cdn thiit^^ Trong mot vu an, HDTP ciing theo hudng c6ng nhan quyen sd hiru cho nguoi thii ba ma kh6ng cd quyet djnh nao hi hiiy hay sua'''. Qua cac y kien tren va thyc tien xet xir ciia toa an, theo tac gia, quy djnh tai doan 2 khoan 2 Dilu 133 BLDS 2015 cin sua doi theo hudng: "cho du sau do nguai ndy khong phdi la chu sd hiru tdi sdn do bdn dn, quyet dinh bi huy, sira" hoac bo noi dung "do bdn dn. quyet dinh bi huy, sua ".
(Tiep theo trang 28 - Ddnh gid tinh thong a) Co to chiic;
- Hai Id, hanh vi mua ban ngudi hien nay kh6ng chi do cac ca nhan ma trong nhieu trudng hgp con dugc thyc hien bdi cac phap nhan, doanh nghiep (Igi dung hoat dpng xuat khau lao dgng...). Vi vay, viec quy dinh van de trach nhiem hinh sy ciia phap nhan, dac biet doi vdi nhiing hanh vi mua ban ngu-di la r5t cSn Ihilt'". Do cac dac diem dac thii ciia phap nhan (t6 chuc) nen hinh phat dugc ap dung d6i vdi phap nhan kh6ng the la phat tii, ma chii ylu la phat tien va hinh phat ap dung rieng d6i vdi phap nhan pham tpi. Cu thi la:
nhdt...)
"Dieu 150. Tpi mua hdn ngudi I. Ngudi ndo diing vu luc, de doa diing vii luc, lira gat hoac bdng thu doan khdc thuc hien mpt trong cdc hdnh vi sau thi bi phat...
4. Phdp nhdn pham tpi quy dinh tai Dieu ndy thi bi pnqt nhu sau:
a) Pham tpi thupc trudng hap quy dinh tqi cdc khodn 1 dieu ndy thi bi phat tien tit
b) Pham tpi thupc trudng hap quy dinh tgi khodn 2 dieu ndy thi bi phat tien tir...
Dicu 150 va Dieu 151 BLHS nam 2015 khong quy dinh v k dS trach nhiem hinh su cua phap nhan ddi voi Tpi mua ban nguoi va Tpi mua ban nguoi duoi 56 tu6i. Chimg toi cho r k g , viec b6 sung trach nhiem hinh sir ciia phap nhan doi voi hai toi nay la can thict
" Tuong tuDicu nay !a phuong an d5 xu^t hoan thien Diiu 151 - Tpi mua ban nguoi duoi 16 tu6i.
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