lllNGHIENCUU-TRAODOl
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THI TRIfdNG BAT DONG SAN
"Dong cufng" vi tinh trang chung do thie'u vdn, the nen cum tif giai cufu thi trifofng bat dong san gan day dugfc nhac ddn^
kha nhieu. Co kha nhieu giai phap difcfc difa ra, nhifng CO le kh&u co ban nhlt la Luat Bit dong san thi can difgfc vk soat lai mot cdeh cu the hcfn.
Bdi nhieu quy dinh con bit cap va xa rofi thifc te.
Giao dich qua san: Phap ly niifa vcfi
Theo Cdng ty Mat Lawyers, Khoan 1 Dilu 59 Ludt Kinh doanh Bat dpng san quy djnh: "Td chfic, cd nhdn kinh doanh bd't dpng san kM bdn, chuyin nhfidng, eho fliul, cho thul mua bit ddng san phai thdng qua sdn giao djch bit dpng san theo quy djnh
cua Ludt ndy" Quy djnh nay theo chfing tdi MIU Id nham dl minh bach hda thj tiifdng bat dpng sdn. Tuy nMIn, trin thfic t l con sd giao djch thdng qua sdn giao djch bat dpng san Id rit kMlm tdn, ddc bilt Id cde giao djch vl cho thul van phdng, cho thul nha d cua cdc td chfic kinh doanh bit ddng san hiu nhtf khdng thdng qua san.
De khac phuc tinh trang nay, nMlu f kil'n cho rang nin that chat lai quy djnh nay tiieo htfdng: Bo sung gid tii phdp 1^ cua giao djch qua sdn. Theo dd, nlu giao djch khdng thdng qua san se khdng cd gid trj phdp \f va khdng ed Men life thi hdnh. Ddi vdi giao djch, hdp ddng mua bdn bit ddng san, ein quy djnh rd rang trong tetfdng hdp khdng thdng qua sdn tM cd quan cd tham quyin se khdng xem xet clp giay chfihg nhan quyin sfi dung dit, quyin sd hfih nhd va cde tdi san gan liln vdi dit.
Bd sung f kiln vl quy djnh giao djcTi qua sdn bit ddng san, Luat sfi
Nguyen Thj Cam, Cdng ty Luat TNHH Dat Ludt nlu f kiln: Vile quy djnh vl hoat dpng eua sdn giao djch bit ddng sdn Men nay dfidc dieu chinh bdng hai Mat la Luat Kinh doanh bit ddng san, Ludt Nhd d vd cde vdn ban dtfdi Mat. Vi vdy neu cM phdn tich cdc quy djnh cua Ludt Kinh doanh bat dpng san va ede van ban htfdng dan la chtfa du.
Dilu 56 Luat Kinh doanh bat ddng san cho phep cdc DN kinh doanh bat ddng sdn dtfdc tiidnh lap sdn giao djch bit ddng sdn va lly hf cdeh phdp nhan cfia DN Id dilu khdng nin. Vi tiieo ba Cam, sdn giao djch cM tiific Min chfic nang eua ngfidi mdi gidi, ngMa la dfihg gifia ldi ieh cfia ngfidi ban ngtfdi mua vd htfdng hoa hdng. Nlu sdn la cfia DN vd bdn cMnh sdn phim cfia minh tM chfic nang mdi gidi eiia san bj mit di, tinh minh bach kM giao djch qua sdn Me dd cM la Mnh tiific.
Luat Kinh doanh bat ddng san ddi hdi phdi cd hdp ddng mdi gidi bit ddng san kM chfi diu hf giao eho ddn
So 9-2011 TAI CHINH DOANH NGHIEP
\. NGHIEN C U U - T R A 0 D 6 I |
vi khdc tiitfc Men mdi gidi, cdn Thdng hf 16 lai ylu elu hdp ddng uy quyin, Vdn ban uy quyen (Dilu 74 Ludt Kmh doanh bat ddng san; Khoan 2, Dilu 18 Thdng hf 16/2010/rT-BXD). Cdc bin flitfc hiln flieo hdp ddng mdi gidi tin mdi cd flifi lao vd hoa hdng mdi gidi;
edn hdp ddng fiy quyin flieo quy djnh eua Bd Ludt ddn stf nam 2005 tM khodn phai thanh todn cho bin nhdn fiy quyin dtfdc gpi la thfi lao uy quyen. Nhfihg theo quy djnh tai Phu luc 11 Thdng tfi 16 tM khoan tien sdn giao djch bat ddng san dtfdc nhan Id pM giao djch qua sdn. Nhiftig sdn giao djch bat ddng san do chfi diu tfi flianh lap lai khdng dfidc thu pM giao djch qua sdn cua ngfidi mua, ngfidi thul trong trfidng hdp bat
dpng san do la cua chu dau hf.
Viec khdng thdng nhlt tin gpi cua hdp ddng va pM mdi gidi tfi 2 vdn ban phdp Mat nay gay Ifing tiing khdng nhd eho cd chu diu tif va cde san giao djch.
C^n bo sung quy dinh vi^c c h u y i n nhvtdng mpt phan di^ a n
Dilu 21 Luat Kmh doanh bit ddng sdn, Nghj djnh 153/2007/ND-CP, Thdng hf i3/2008/IT-BXD quy djnh rat eu the vl trfidng hdp chuyin nhfidng toan bd dfi dn. Tuy nMIn, cde vdn ban teln khdng dl cap din vin dl chuyin nhfidng mdt phin dfi dn. Vile tiulu cd sd phdp 1^ ndy gdy khdng it khd khdn eho cdc cd quan nhd nfidc ed tiilm quyin teong qud hinh xem xit vd phi duylt vile ehuyen nhtfdng mdt phin dtf dn.
Trong khi dd, Thdng ttf 14/2008/TTLT-BTC-BTNMT ngdy
CHiNH DOANH NGHIEP
31/01/2008 quy djnh rit rd ve ehe dd sfi dung dit va clp giiy chuhg nhan quyin sfi dung dat sau kM nhdn chuyen nhfidng mdt phin dtf an tiu Luat Kinh doanh bit ddng san lai thilu ed ehl vl vile ehuyin nhtfdng mdt phin nay. Dieu ndy eflng da tao ra stf khdng ddng bd giffa cdc Mat, gay mdu thuan trong vile dp dung phdp Mat.
Bin eanh dd, phdp Mat kinh doanh bat dpng san cfing chtfa ed quy djnh ve vile chuyen nhtfdng dtf dn teung tam thtfdng mai, hay tda nha vdn phdng.
Hiln tai Dieu 21 cM quy djnh vl vile chuyin nhtfdng todn bd dtf dn khu dd thj mdi, dtf dn khu nha d, dtf dn ha tang ky thuat khu cdng ngMlp.
N g h i a \ vu ciia chii dau tvt khu dd thi mdfi:
Khoan 3, Dilu 20 cua Ludt Kmh doanh bat ddng san quy djnh chu diu tif khu do flij mdi ed ngMa vu:
quan 1^ vile xdy dtfng nha, cdng hinh xdy dihig trong dtf dn do minh diu hf vd do cac chfi diu hf khdc fliam gia diu hf flieo dfing quy hoach cM tilt xdy dfihg ty 11 1/500 va cde ndi dung khde cfia dfi an da dfidc duyet. Quy djnh ndy rat dfing dan nham bao dam vile thtfc Men quy hoaeh dd thj tiieo dfing k i hoach. Tuy niiien, flufe t l du chfi dau hf cd ngMa vu nhfing rat khd bao dam thfic flu bdi vi khdng ed quyin ddi vdi cdc chu diu hf flifi clp.
Chang han, sau kM da chuyen nhfidng quyen sfi dung dit dtf dn tiianh phin eho cde chu dau hf tiifi clp tiieo quy djnh, chu diu hf khu dd tiu mdi (ehu diu hf clp 1) rat khd khan teong vile kilm tea, gidm sdt, hay cfidng che thfic Men vile vi pham eua chfi diu hf thfi
clp do khdng cd quyin life thtfc Men.
D I ndng cao Mlu qua eho quy djnh nay, mdt sd f kiln cho rang: Ban soan thao nin can nhac bd sung cac quy djnh nham bao dam chu diu ttf cd quyin giam sat vdi hoat dpng xay dtfng cua chu diu hf thfi clp. Vi du ehu dau hf cap mpt eo quyen nguhg eung clp diln, ntfdc cho cdng hinh chang han.
Huy dpng vdn dxtag d mvk nao?
Ong Nguyen Canh Ha Cdng ty TNHH XD - DV An TMIn Ly phan tich:
Nghj djnh 69/2009/ND-CP ngay 13/08/2009 quy djnh mfic thue ddng tiln sfi
dung dit la 100%
theo gid dat sat thj tetfdng tai
thdi diem nop hd sd, gid tinh
thue do edng ty thim djnh djnh gid va dtfdc stf ddng f eua td Uln ngdnh. KM thtfc hien md#t dtf an bao gom bdn ylu td:
cM pM giay td thu hie; ehi pM den bfi gidi phdng mat bang; cM pM san lap lam ha tang vd ddng thul, kM mdt ylu td chfia biet dfidc tM rat khd khan cho DN kM quyet djnh dau hf. Tiln sfi dung dit quy djnh la thu 100% gid dit sat thj tetfdng tM cM pM nay la mpt In sd ma DN khdng the tinh eu the dtfdc, teong kM DN da phai cM tea 3 cM pM trtfde dd rdi mdi dtfdc tinh fliul. Nhtf vdy DN khdng cd dtfdng lui ma budc phai tiitfc Men tilp difdn.
Vile nop fliue 100% gid sdt thj htfdng flieo nghj djnh 69/2009/ND-CP xem nhtf tjeh thu dtf dn dan din thj tetfdng ach tac. Nghj djnh 69/2009/CP- ND cM dung ddi vdi nhflhg tetfdng hdp ddt cdng mdt tien dtfdng, khdng cin phai din bfl, san lip va diu hf ha ting xa hpi.
NGUYIN HOAI NAM
S69-2011
