CSdi/. dtfng. phdp, tail 8612(273)-2014
itr-c-j. i8-rr-w a-Si
CO CHE B A O YE Q U Y E N SO HUU
DOI Y d l NGUOI THU BA NGAY TJNH TRONG MUA TAI SAN BAN DAU GIA
I VG HAI PHlfONG *
T
di sdn va quyen sd hihi Id van de ttgng tam ttong vigc phdt triin nen phdp luat cua cdc qudc gia, quyen sd hiiu ludn gan liin vdi ddi sdng dan sy ciia mgi cd nhdn, td chiic ttong xa hgi, Id dgng luc thiic dly cdc thanh phdn kinh te cham lo xay dyng vd phat triin dat nude.Vin di sd huu vd bao vl quyin sd hihi d n dugc cac CO quan xay dyng phdp lugt cht ttgng, hodn fliiln, tao hanh lang phdp ly an todn cho mgi chii thi thyc hign sd huu dn djnh vd Id mgt ttong nhimg phuang tinic de duy hi ttat ty, an todn ttong xa hgi.
Bh quyin sd huu ludn dupe phdt trien vd luu thdng ttong ddi sdng xa h^i, cdc nhd l^p phdp ciing da xdy dung nin nhiing chi djnh phdp ly de bdo ve vd phdt huy quyen sd hiru ciia mgi chu the. Vile bdo vl quyin sd hiiu Id diiu kign co ban d i dam bao cho che djnh v l sd hihi tdn tgi ttIn thyc tien.
Id ca sd de bao vg quyin va Igri ich cua cac chii the theo yeu d u cua cdng t^c qudn 1>' hogc khi cd ttanh chip xdy ra nham de xac djnh chii tiie cd dii quyen nang phdp ly de thyc hign sd hiru doi vdi tai sdn.
Diiu 255 Bo luat Dan sy nam 2005 quy djnh cd ba bi^n phap ki^n bdo vg quyen sd hiiu, do la kign yeu d u chdm diit hdnh vi vi phgm, kign doi Igi tdi sdn va yeu d u bdi thudng thiet hai. Trong dd, bign phdp kign ddi Igi tai sdn duyc dp dyng r^ng riii
ttong cdc giao djch dan sy liln quan din tdi sdn.
Kien ddi lai tai san Id viec chu sd huu hoac ngudi chilm hiiu hgp phap yeu can Tda dn bupc ngudi cd hanh vi chiim hiiu, ngudi su dyng tai sdn, ngudi dugc loi ve tai san khong cd can cur phdp luat ddi vdi tdi sdn thugc quyin sd hihi bode quyin chiem huu hgp phap cua minh phdi trd Igi tdi san dd (Biiu 256 Bo lugt Dan sy nam 2005). Kiln ddi lai tai sdn dp dyng ttong trudng hop chu sd hiiu bj mat quyin chilm hiiu tdi sdn ciia minh va ddi Igi tdi sdn tii ngudi khdc dang thyc hiln chiem hihi khdng cd can cij phdp ludt^.
Khi dp dung phuang thiic kiln ddi lai tai sdn phdi thda man cdc diiu kiln nhu chu the thyc hien quyen ddi Igi tai sdn la chu sd buu hodc ngudi chiim hiru hgp phdp, chu the nghia vu Id ngudi dang chiem hiiu tai san mgt each bat hgp phap, tdi sdn cdc bin ttanh chip la vdt dac dinh va dang cdn tdn tai, khong rai vdo cdc trudng hgp phdp ludt quy djnh khdng phai tta Igi tdi san^.
Hau qua phap ly cda bign phdp kiln ddi tdi sdn Id buoc ngudi chiem hiru, sir dung tdi san khdng cd can cur phdi luat phai tta lai tai san cho chu sd hiiu, ttong mgt so trudng hpp chilm huu khdng cd can cii phdp luat phai ttd ca hoa Igi, loi hie co dugc ttong thdi gian chiem hihi tai sdn cho chii sd huu hodc ngudi chiem hiru hgp phdp. Ngodi ra, phap
' W^n KiSm sdt nhdn ddn huygn Chdu Thdnh, Tien Giang
Ddn chCi & Phdp lu^t I
C6dg, dtittQ. phdfi luM 86 12 (273)-2014
lugt cdn quy djnh nhiing ngoai le, dd Id chu sd huu khdng dugc ddi lai tai sdn tir ngudi thii ba chilm huu hgp phdp thdng qua trudng hgp ban dau gia hogc tiieo bdn dn, quyit djnh cua co quan nha nude CO tham quyin xdc djnh la chu sd hiru ddi vdi tdi san nhung sau dd hg mdt quyen sd hiiu do bdn an, quyet dinh bj buy (Diiu 258 Bg lugt Ddn sy nam 2005).
Quy djnh cua phap ludt nhu ttIn tgo sy dn djnh cho cac giao djch dan sy, nhdt Id cdc giao dich ttong mua tdi san ban dau gia, tam ly ngudi mua fliudng yen tdm vi bin bdn dau gid thong thudng la cdc CO quan, to chiic cd tham quyen, ngudi mua khdng cdn thdm tra, xac minh ngudn gdc tdi san nhu nhirng trudng hgp khdc. Tuy nhiin, thyc tien xet xii ciia Tod dn Igi chua thyc bien tot viec bdo vl quyen sd hihi cda ngudi thur ba ngay tinh, tiiam chi cdn dnh hudng nghiem ttgng din quyin led cua hg.
Sau day, chiing tdi xin neu mgt ban an thyc tien di lam rd nhiing ngi dung tten.
Cy Hdn vd cu Tdt ttong qua trinh chung sdng cd 05 ngudi con chung, tgo lap l.TOOm^ ddt vudn, 3.721m2 ddt mdng va cac tai sdn khdc, cy Hdn chet nam 1985, cu Tot chit nam 2004 va cung ttong nam 2004 con cua cac cy khdi kien ttanh chdp thira ke cac di sdn neu tren. Tgi Bdn an phiic flilm lln mdt sd 484/2005/DSPT ngay 26/9/2005 xac djnh gid tri phdn di san nlu tten la 59,7 lugng vdng 24 kara vd ban dn thyc hign chia ky phdn cho 05 dong thira ke la Nguyin Thj BI, Nguyin Thi Hoa, Nguyen Thj Sen, Nguyen Thj Tuoi va Nguyin Van Nhu thiia ki phdn di san neu ttIn bdng vdng. Sau khi bdn an cd hieu luc, ca quan thi hanh an tien hanh k l bien, xii ly di sdn do dng Nhu dang qudn ly, su dyng de flii hanh an. Tdi san ke bien la quyin sii dyng ddt do dng Nhu diing ten vd dugc ban dau gid tiianh vdo ngay 04/8/2006 cbo ba Phan Thi Cdm Hong vai s6 tien 358.100.000 ddng.
nhung din nay, bd Hdng khdng dugc nhan di?n tich dit da mua theo biin ban ban diu gia. Ciing theo ngi dung tranh chip tiiiia k i ndy, vy dn da bi hiiy di xet xu lai. Trong Ban phiic tham lan hai sS 165/2008/DSPT ngay 24/3/2008 cd nhgn djnh, vile mua tdi sdn ban ddu gia cua ba Hdng Id v6 higu vd da buy hgp ddng nay, cac ddng thira ki di nhdn dugc tdi san trudc day phdi hodn tra Igi tien cho bd Hdng. Bdn an phuc tham lan ba so 85/2013/DS-PT ngay 05/02/2013 da tdch ylu cdu nhdn tdi sdn ciia bd Hong thdnh mgt vy kign khdc dl gidi quyit khi bd Hdng cd yen can, van di nay anh hudng nghiem ti^ong din quyen Igi cua bA H^ng - Id ngudi thii ba ngay tinh khi mua tdi sdn bdn diu gid.
Qua nghiin ciiu cac van bdn phdp lugt lien quan nhgn thay, phdp lugt quy djnh chii sd hiiu khdng c6 quyen ddi Igi bat dgng sdn ttong trudng hgp ngudi fliii ba nhgn dugc tdi san thdng qua bdn ddu gii (Dieu 258 Bg ludt Dan su nam 2005), vile kl bien tai sdn Id quyin sur dyng dit do ong Nhu diing ten nin khi dng Nhu khdng thyc hiln nghia vy, ca quan flii hdnh an tiin hdnh xir ly tdi sdn la dvmg vdi quy djnh ciia phap lugt^, ba Hdng mua tdi san ban diu gia Id ngay tinh tu nam 2006 nhung sau dd da khdng nhdn dupe tai sdn theo biin ban diu gid, sau khi bdn dn bi hiiy, thi dng Nhu da lly lai di sif dung, viec hoan tta gid tii tdi sdn nhu bdn an Idn hai se khdng dam bao dupe quyin va Ipi ich chinh ddng cho bd Hdng, ttong trudng hpp nay, phdp Iu£it quy dinh viec huy ttanh chip tiiira k i se khdng dnh hudng den vi^c mua tai sdn ban diu gid, khong 1dm v6 higu hpp ddng ban dau gid (khodn 2 Diiu 138 Bg ludt Dan sy nam 2005), d n phai giii nguyen kit qua ban ddu gia, tiep tyc hodn thign tiiu ti^c chuyen giao quyin su dyng dit dh dam bdo quyin lai cho ba Hong (khoan 5 Diiu 2 Thong tu lien tich so 14/2010/TTLT-BTP-TANDTC-VKSNDTC ngay
I Ddn ChCi & Phdp ludt
%dJi,djfng, phdp. ludt 86 12 (273)-2014
26/7/2010). Cling vdi cdc tranh chdp khac liln quan. Ddng tiidi, Tu nhung phan tich nlu ttIn, d i phap ludt dugc xem xet theo thii tyc giam ddc tham ddi vdi vu chip hdnh nghiem chinh va thong nhlt, hudng din ttanh chip nlu tten theo hudng huy todn bg ban dn vi^c bdo vg tot quyin Igi ciia chu sd hiru, cimg nhu phiic thim nam 2013 chuyen ve xet xu Igi theo thii bdo vg quyen Igi ciia ngudi thii ba ngay tinh, chiing tyc chung, cd xem xet den quyen va Igi ich hpp tdi cho rang, cac co quan trung uang can cd van phap cua ngudi thur ba ngay tinbU
bdn hudng dan thyc hign khodn 2 Diiu 138 vd Dieu
258 Bd luat Dan sy nam 2005 di tao su tiidng nhlt ;. Hd Thi Mai Hien (2010), Tdi sdn vd quyin so hihi ttong thyc tiin cdng tac xet xii, d n bupc ngudi cd cu« cdng ddn a Viet Nam, Nxb. Cdng an nhdn ddn, tr.
tdisdnfliychignvigcchuyingiaotdisdnchongudi ^ \ leDhih Nghi (chu biin). 2011. Gido trinh Lugt mua dau gia tdi sdn diing tiieo quy djnh ciia phdp Ddn sg Viit Nam (tgp 1), Nxb. Gido dgc Viit Nam, tr.
luat, bdo vg ngudi thii ba ngay tinh khi mua tdi san ^^7.
.,\ , , i - , . , i ., .. .,. . 3. Hodng Thi Lien (chu bien). 2010, Binh ludn khoa Uiong qua ho?! dpng ban dau gia, v.?c mua ta. san ^^^ ^^ ,„^f^^„ ^^ J ^ ^^^^ '^.^ ,^^ ^ ^ j ^^.^^ ,^.
khi ban ddu gia hodn todn dgc ISp, Ididng bi vd bieu Qudc gia, Hd Ngi. tr 607.
Quan ly nha nuoic doi voii...
(Hep theo trang SO) phdp lugt cua nhan ddn phdi dupe tien hdnh thudng hdnh vi vi pham het siic tinh vi ciia cac co sd boat xuyen, Hen tuc, cdc mat boat dgng gan lien vdi quan dgng. Tang cudng ttach nhilm quan ly dja ban ciia I;^ nhd nude vl van hda. De 1dm dugc diiu dd, phdi cdc ca quan cd thdm quyen chung vd vai ttd tham thdnh lap ddi kiem tta chuyen ngdnh vd lien nganh muu cua cac co quan cd tham quyin chuyin mdn, tir tinh din cdc xa du mgnh d i thyc hign chiic nang cdc gid tri vdn hda tdt dgp can dugc tieu chuin hda quan I^ hoat dgng van hda vd djch vy van hda cdng ttong vigc cdng nhgn cdc danh higu van hda, 1dm ca cgng vdi nhiiu hinh thiic nhu: Thudng xuyIn va dot sd dl cdc cdp uy Ddng lanh dao, chinh quyen qudn xudt, kiem tra cd ttgng tdm, ttgng diim de phat hiln ly. Mat ttan, cdc dodn tiie tang cudng cdng tac van vd xii Ij- vi phgm, dau tu ca sd vgt chat, ttang tiiiit dpng vd phan bign xa hgi, dpng vien todn xa hgi bj phii hgp vdi cdng tdc kiim tta, dau ttanh vdi cdc tham gia mpt cdch tich cyc va cd hieu qua Q/. Ddy mgnh ddu tu xdy dung cdc thiet che vdn hda casd, Bdo mdi, http://www.baomoi.com/Day-manh-dau- tu-xay-dung-cac-thiet-che-van-hoa-co-so/144/5471474.epi
2. H? thdng thiet che vdn hda a Thdi Nguyin cdn nhieu bdt cap, Bdo di?n tu Ddng Cgng sdn Viet Nam, http://www.cpv.org.vn/cpv/modules/news/newsdetail.aspx?cn_id=425332&co_id=S0071
3. The Hgnh, Kiin Giang ndng cao hi?u qud hogt dgng thiet chi vdn hda cap huy$n gdn v&i xdy dgng ndng thdn mdi, Bdo dien tu Ca quan dgi dien Bg Van hda. The thao vd Du lich tgi TP. Hd Chi Minh, http://vhttdlkv3.gov.vn/Van-hoa/Kien-Giang-nang-caO'hieu-qua-hoat-dong-thiet-che-van-hoa-cap-huyen-gan- voi-xay-dung-nong-thon-moi.2456.detail.aspx
4. Hdng Hd, "Thiit che vdn hda ca sd, thiiu vd yeu ", Bdo Td quoc (Bdo dign tu cua Bg Vdn hda, Thi thao vd Dulfch). http://toquoc.vn/Sites/vi-vn/details/ll/di-san/113900/thiet-che-van-hoa-co-so-thieu-va-yeu.aspx
