LUAT
RA SOAT BAT CAP, VlJCfNG MAC TRONG MOT SO QUY DINH CUA LUAT DAT DAI NAM 2013
VA CAC NGHI DINH HlTCfNG D A N THI HANH
• DANG THANH CONG - L U U TRAN PHUCJNG THAO
TOM TAT:
Bai vid't trinh bay bS't c3p, vifdng mac trong mot so' quy dinh tai cac van ban quy pham phap luat hifdng din thi hanh Luat Da't dai nam 2013. Cu the, tac gia nghien cifu, phan tich mot sdbat cap tai Nghi dinh sd43/2014/ND-CP ngay 15/05/2014 quy djnh chi tiet thi hanh mot sd Dieu cua Luat Da't dai, Nghj dinh sd 44/2014/ND-CP ngay 15/05/2014 quy dinh ve dinh gia da't, Nghi dinh so' 102/2014/ND-CP ng^y 10/11/2014 cua Chinh phu ve xH phat vi pham hanh chinh trong ITnh vifc dS't dai. Tren cd sd phan tich nhiJng vifdng mac, bat cap, tac gia bai viet se de xua't mot sd giai phap nham su'a ddi, bd sung cac quy dinh phip luSt
TiJf khoa: Vifdng mac, bat cap trong phap luat dCt dai, Nghi dinh hu'dng din thi hanh Luat Da't dai, phap luSt vi di't dai.
l.Mddau
Phap luat ve da't dai la mdt ITnh vifc phap luat cd anh hu'dng rat Idn tdi ddi so'ng kinh te'- xa hoi.
Vi no dieu chinh nhiJng quan he xa hpi phi?c tap, lien quan triic tie'p tdi loai tai san cd gia tri Idn dd la quyen sif dung da't. Luat Da't dai nam 2013 difdc ban hanh va cd hieu life tCf ngay 01/7/2014. De Luat di vao cudc song, Chinh phu da ban hanh mot so' Nghi dinh hu'dng dan thi hanh Luat. Tuy nhien, giifa cac van ban nay cd nhO'ng diem khac biet gay khd khan cho qua trinh thifc thi. Viec nghien cu'u, ra soat nhifng bat cap dd va de xua't giai phap siJa ddi, bd sung la can thie't.
2. Luat D3't dai nam 2013
Thii nha't, Luat Da't dai nam 2013 quy dinh ve tru'dng hdp cac nha dau tif trong khu cdng nghiep tra tien thue da't hang nam thi nhifng nha dau tif
\M cap thue lai cung chi vdi hinh thiJc tra tien thue
hang nam; Cu the: "Ne'u tra tien thue da't hang nam chi du'dc cho thue lai da't vdi hinh thu'c tra tien thue da't hang nam". Cac doanh nghiep dau tif ha tang khu cdng nghiep cd the khdng cd kha nang tra tien thue da't mot Ian, dosd'ti^nphai ddng qua Idn nhifng cac doanh nghiep thiJ cap hoan toan cd kha nang tra tien thue da't mdt Ian. Tuy nhien, doanh nghiep thiJ cap lai khdng du'dc tra tien thue da't mdt Ian do quy dinh neu tren. Trong Gia'y chiJug nhan quyen suf dung da't cua nha dau tU' thiJ cap van cd ddng chiJ "tra tien thue da't hang nam".
Dieu dd se trd thanh khd khan khi doanh nghiep mudn the chap Gid'y chdng nhan quyen sijf dung da't de vay vd'n tai cac ngSn hang. Bdi vi, cac ngan hang deu khong chap nhan tru'dng hdp nay difdc the chap vay vo'n. Nhif vay, doanh nghiep se gap khd khan trong viec huy ddng vd'n de san xua't, kinh doanh. Nen chang, dd'i vdi quy dinh nay can
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TAP GHJ CONG THtfdNG
su'a ddi theo hifdng cho phep cac nha dau tif ban dau hoac thiJ cap du'dc Itfa chpn hinh thu'c thue da't tra tien mdt Ian hoac thue dS't tra tien hang nam tuy theo kha nang tai chinh cua hp.
Thiduii, Luat Da't dai nam 2013 cd quy dinh ve trifdng hdp dif an bi chdm tien do. Cu the: "Dat difdc Nha nu'dc giao, cho thue de thifc hien dif an dau tu' ma khdng difdc siJ dung trong thdi ban 12 thang lien tuc hoac tien do sif dung da't cham 24 thang so vdi tie'n dp ghi trong dif an diu tif ke tif khi nhan ban giao da't tren thi/c dia phai du'a da't vao sil dung; tru'dng hdp khdng difa da't vao sij dung thi chu dau tif du'dc gia han siJ dung 24 thang va phai nop cho Nha nifdc khoan tien tifdng tfug vdi miJc tien su' dung da't, tien thue da't dd'i vdi thdi gian cham tie'n dd thu'c hien dif an trong thdi gian nay; he^t thdi han difdc gia han ma chu dau tif van chifa du'a da't vao siJf dung thi Nha nifdc thu hoi da't ma khdng bdi thi/dng ve dS't va tai san gSn lien vdi da't, triJ trifdng hdp do ba't kha khang". Tuy nhien, hien tai chifa cd cac van ban hifdng dan dd'i tifdng bj thu hoi theo quy dinh nay. Dac biet, phap lu§t can phai lam rd cac tru'dng hdp dif an da difdc bangiaodattiJfkhiLuatDatdai nam 2013 cd hieu life thi thdi gian bi coi la cham de'n dp du'dc tinh toan tai thdi diem nao''
3. Nghi dinh so 43/2014/ND-CP ngay 15/05/2014 quy dinh chi ti6't thi hanh mot so'Di^u cua Lu§t DS't dai
Chung ta cilng nhau tim hieu quy dinh ve tham quyen cap gia'y chiJng quyen su" dung da't cua Uy ban nhan dan cap tinh, Sd Tai nguyen va Mdi tru'dng trong Luat Da't dai nam 2013 va Nghi dinh sd 43/2014/ND-CP.
Luat Dat dai nam 2013 quy dinh: "Uy ban nhan dan cap tinh cap Gia'y chiJng nhan quyen sii dung da't, quyen sd hiJu nha d va tai san khac gan lien vdi da't cho td chiJc, cd sd tdn giao; ngifdi Viet Nam dinh cu' d nu'dc ngoai, doanh nghiep cd vd'n dau t\S nifdc ngoai thu'c hien dif an dau tif; td chu'c nifdc ngoai cd chu'c nang ngoai giao. Uy ban nhan dan cap tinh du'dc uy quyen cho cdquan tai nguyen va mdi tru'dng cilng ca'p cap Gia'y chiJug nhan quyen stJ dung da't, quyen sd hifu nha d va tai san khac gan lien vdi da't" .
Nghi djnh sd43/2014/ND-CP quy dinh: "Sd Tai nguyen va Mdi trifdng cap Giay chdng nhan quyen su" dung da't, quyen sd hifu nha d va tai san khac gan lien vdi da't cho td chu'c, cd sd tdn giao; ngifdi Viet Nam dinh cif d nifdc ngoai thi/c hien dif an
dau tu"; td chiJc, ca nhan nu'dc ngoai; doanh nghiep cd vd'n dau tu"nifdc ngoai"
Nhd vay, giffa quy dinh cua Luat Dat dai nam 2013 va Nghi dinh sd 43/2014/ND-CP cd sd khac biet. Theo Luat Dat dai nam 2013: Uy ban nhan dan cap tinh dddc phep liy quyen cho cd quan tai nguyen va mdi trifdng cung cS'p ca'p Gia'y chu'ng nhan quyen suf dung da't, quyen sdhttu nha d va tai san khac gan hen vdi da't cho td chu'c, cd sd tdn giao; ngu'di Viet Nam djnh cu" d nifdc ngoai, doanh nghiep cd vd'n dau tif nifdc ngoai thiXc hien dif an dau tif; td chiJc nifdc ngoai cd chiJc nang ngoai giao; nhrfng, trong Nghi dinh sd 43/2014/ND-CP khdng ndi rd rang, tham quyen c3'p gia'y chu'ng nhan quyen siJ dung da't ctia Uy ban nhan dan ca'p tinh la do difdc Uy ban nhan dan tinh uy quyen.
Benh canh dd, Luat Da't dai nam 2013 quy dinh ra't rd, tru'dng hdp Uy ban nhan dan cap tinh uy quyen cho cd quan Tai nguyen va Mdi tnfdng ciing cap ca'p gia'y chu'ng nhan quyen sd dung dS't cho td chdc nu'dc ngoai thi td chiJc nifdc ngooai do phai cd chiJc nang ngoai giao nhifng Nghi dinh so' so' 43/2014/ND-CP khdng quy dinh cu the nhif vay.
Ngoai ra, Luat DS't dai nam 2013 ciing khdng xac dinh ca nhan nddc ngoai la dd'i ttfdng du'dc cap gia'y chu'ng nhan quyen sij dung da't nhif trong Nghi dinh sd43//2014/ND-CP. Quy dinh nay ciia Nghi dinh so 43/2014/ND-CP trai vdi quy dinh cua Luat Da't dai nam 2013 va cd the se anh hu'dng nghiem trpng tdi quan ly, su' dung tai nguyen quan trong nha't ciia dS't nifdc - dat dai.
4. Nghi dinh so' 44/2014/ND-CP ngay 15/05/2014 quy dinh ve dinh gia da't
Tai Khoan 2 Dieu 114 Luat Dat dai nam 2013 quy dinh bang gia da't difdc siJ dung de lam can cH trong nhiing trifdng hdp sau;
"a) Tinh tiln sil dung da't khi Nha nu'dc cdng nhan quyen suf dung da't d cua ho gia dinh, ca nhan dd'i vdi phan dien tich trong han miJc; cho phep chuyen muc dich s^ dung da't tijr da't ndng nghiep, da't phi ndng nghiep khdng phai la da't d sang da't d dd'i vdi phan dien tich trong han miJc giao da't d cho hp gia dinh, ca nhSn;
b) Tinh thue' sif dung d5't;
c) Tinh phi va le phi trong quan ly, su" dung da't dai;
d) Tinh tien xit phat vi pham hanh chinh trong linh viJc da't dai;
d) Tinh tien bdi thu'dng cho Nha nifdc khi gay thiet hai trong quan ly va su" dung dat dai;
14 So 9-Thang 5/2019
LUAT
e) Tinh gia tri quyen su" dung da't de tra cho ngu'di tif nguySn tra lai da't cho Nha nddc dd'i vdi tnfdng hdp dat tra lai la da't Nha nu'dc giao da't cd thu tien suf dung da't, cdng nhan quy^n siJ dung da't cd thu tien suf dung da't, da't thud tra ti^n thue da't mot Ian cho ca thdi gian thu6".
Nhif vay, theo ndi dung het k6 phia tren khdng thay de cap tdi tru'dng hdp diing bang gia da't do Uy ban nhan dan ca'p tinh x^y difng theo dinh ky 05 nam, sau khi trinh HdiddngnhSn dan ciing cap Ihdng qua lam can cu" de tinh gia khdi diem khi td chu'c da'u gia quyen su" dung da't tai dia phifdng.
Vay ma tai khoan 2 Dieu 15 Nghi dinh so' 44/2014/ND-CP lai quy dinh: Gia da't cu the difdc siJ dung de lam can cil ddi vdi cac tru'dng hdp quy dinh tai khoan 4 Dieu 114, khoan 2 Dieu 172 va khoan 3 Dieu 189 cua Luat Da't dai; gia khdi diem de dau gia quyen sfi dung da't khi Nha nifdc giao da't cd thu tien siJ dung da't, cho thue da't thu tien mdt Ian cho ca thdi gian thue.
Tom lai, vdi quy dmh gia da't cu the dddc su"
dung de xac dinh gia khdi diem trong tru'dng hdp da'u gia quyen siJ dung da't khi Nha nu'dc giao da't cd thu tien sd dung da't, cho thu6 da't thu tien mdt Ian cho ca thdi gian thuS la khong phu hdp.
5. Nghi dinh so' 102/2014/ND-CP ngay 10/11/2014 cua Chinh phu ve xu" phat vi pham hanh chinh trong ITnh vrfc dS't dai
Theo quy dinh tai Luat Da't dai nam 2013 thi
"Nha nu'dc quyet dmh viec thu hdi da't do vi pham phapluatve da't dai "{diem b khoan 1 Dieu 16) va Nha nifdc thu hoi da't do vi pham phap luat ve da't dai khi: "Ngifdi su" dung da't cd' y huy hoai da't"
(diem b khoan 1 Dieu 64), "Ngu'di su' dung da't khdng thifc hien nghia vu dd'i vdi Nha nifdc va da bi xu" phat vi pham hanh chinh ma khdng chap hanh" (diem g khoan 1 Dieu 64). Vay, viec thu hoi da't do vi pham phap luat ve da't dai phai can cii vao van ban, quyd't dinh cua cd quan nha nu'dc cd thaV quyen xac dinh hanh vi vi pham phap luat ve da't dai,
Khoan 1 Dieu 66 Nght dinh sd 43/2014/ND-CP cd quy dinh hai trifdng hdp lam can ctJ thu hdi dat dai, cu the:
- Tru'dng hdp vi pham phap luat ma phai thu hdi da't, khi het thdi hieu xiJ phat vi pham hanh chinh theo quy dinh cua phap luat ve xi( ly vi pham hanh chinh thi ngifdi cd tha'm quy^n xu' phat cd trach nhiem tap bien ban ve vi pham hanh chinh de lam can cii" quye't dinh thu hdi da't.
- Trifdng hdp vi pham phap luat ve dat dai khdng thudc trifdng hdp bi xi( phat vi pham hanh chinh theo quy dinh cua phap luat ve xiJ phat vi pham hanh chinh trong Hnh vu'c da't dai thi bien ban xac dinh hanh vi vi pham phai cd dai dien ciia Uy ban nhan dan ca'p xa lam chu'ng de lira can cu"
quyet dinh thu hdi da't.
NhiJng hanh vi nao vi pham phap luat ve dat dai "thudc tru'dng hdp bi xi( phat" thi bi xuf phat vi pham hanh chinh theo quy dinh tai Nghi dinh sd 102/2014/ND-CP ngay 10/11/2014 cua Chinh phu ve xiJ phat vi pham hanh chinh trong ITnh vifc da't dai.
Tnfdng hdp hanh vi ngifdi siJ dung da't khdng thu'c hien nghia vu dd'i vdi nha nu'dc, theo quy dinh tai diem g khoan 1 Dieu 64 Luat Da't dai nam 2013 se bi xu" phat vi pham hanh chinh, vay ma cho de'n nay quy dinh nay van chifa du'dc Chinh phu quy dinh cu the (tiJc la trong Nghi dinh so' 102/2014/ND-CP khdng xac dinh hanh vi nay), dieu dd tao nen khd khan cho cd quan cd quan cd tham quyen trong viec xd ly tru'dng hdp ngifdi sit dung da't cd hanh vi vi pham nay.
Nghi dinh sd 102/2014/ND-CP cung khdng quy dinh xi^ ly vi pham hanh chinh dd'i vdi hanh vi
"ngifdi sif dung da't cd' y hiay hoai da't" (quy dmh tai diem b khoan 1 Dieu 64 Luat Da't dai nam 2013).
Dong thdi, diem a khoan 1 Di^u 66 Nghi dinh sd' 43/2014/ND-CP chi quy dinh ''Cd quan tai nguyen va mdi tnfdng hoac cd quan nha nifdc cd tham quyen td chiJc kiem tra, thanh tra de xac dinh hanh VI vi pham quy djnh tai cac diem c, d, g, h va i khoan 1 Dieu 64 ciia Luat Da't dai". Nhif vay, trifdng hdp "ngu'di siJ dung da't cd' y huy hoai da't"
se rat khd khan trong viec thu hdi da't vi khdng du can ciJ theo quy dinh cua phap luat.
6. Ket luan
Bai vie't tren day da phan tich ba't cap trong quy dinh cua mdt so' Nghi dinh hifdng d^n thi hanh Luat Da't dai nam 2013. Theo do, cac quy dinh ve tham quyen ca'p gia'y chu'ng quyen su' dung da't, dieu kien thu hdi Gia'y chu'ng nhan quyen su' dung da't da cap, can ciJ tinh gia khdi diem di da'u gia quyen sd dung da't trong cac Nghi dinh hu'dng din thi hanhLuatDa'tdai nam 2013 dang gap vifdng mac.
Viec su'a ddi nhiJng quy dinh vifdng mac tren can nhanh chdng de cd quan nha nu'dc cd tham quyen va cac ca nhan, td chiJc trong xa hpi thuan Idi hdn khi thifc hien cac quyen, nghTa vu cua minh trong ITnh v\ic da't dai •
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lAPCHiGONGTHIfdNG
TAI LIEU TRICH DAN VA THAM KHAO:
'Dieu 149 Luat Dat dai nam 2013 -Dieu 64 Luat Dat dai nam 2013 'Khoan 1 Dieu 105 Luat Dat dai nam 2013
''Diem a kho&n 2 DlSu 37 Nghi dinh .-^o 43/2014/ND-CP ngdy 15/05/2014 quy dinh chi tiet ihi hanh mot so Dieu ciia Lu(it Dci't dai
Ngay nh^n bai: 16/4/2019
Ngay phan bi$n danh gia va siJa chffa: 26/4/2019 Ngay chafp nhSn dang bai: 6/5/2019
Thong tin lac gia:
1. DANG THANH CONG
lly ban Nhan dan phifdng Lilu Giai, Qu^n Ba Dmh, Thanh ph6' Ha Noi 2. ThS. L U U TRAN P H U O N G THAO
Hoc vien Phu nCf Viet Nam
REVEWING SHORTCOMINGS AND OBSTACLES IN SOME PROVISIONS OF LEGAL DOCUMENTS GUIDING
THE IMPLEMENTATION OF THE LAW ON LAND 2013
• DANG THANH CONG
People's Committee of Lieu Giai Ward, Ba Dinh District, Hanoi City
• IVIaster, LUU TRAN PHUONG THAO Vietnam Women's A c a d e m y
ASTRACT:
This article presents shortcomings and obstacles in some provisions of legal documents guiding the implementation of the Law on Land 2013, including the Decree No.43/2014/ND- CP dated May 15, 2014 detaiUng the implementation of a number of articles of the Law on Land, the Decree No.44/2014/ND-CP dated May 15, 2014 regulations on land prices, the Decree No. 102/2014/ND-CP dated November 10, 2014 imposing penalties for land-related administrative. Based on the analysis of problems and shoitcomings, this article proposes some solutions to amend and supplement related legal provisions.
Keywords: Obstacles, shortcomings in land regulations, decrees guiding the implementation of the Law on Land, land regulations.
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