TICH TU DAT TRONG NONG NGHIEP - THlTC TRANG VA CAC KIEN NGHI CHINH SACH'
PhanUilhuHi*
'ThS. Vien Chinh sach va Chien Iggc phat trien nong nghiep nong thon Thong tin b^i viet;
Tit khoa: tich tu mong dat, m a rgna han mirc nhan chuyen quyen sit dung dat nong nghiep Lich sit bcti Viet:
Nhjnbai ; 20/07/2019 Biintjp : 04/08/2019 DuyJtbSi : 11/08/2019
Article Infomation:
Keywords: land accumulation;
mcrease in threshold for transfer of agncultural land use rights Article History:
Received Ediled Approved
20 Jul. 2019 04 Aug. 2019 11 Aug. 2019
T o m t i t ;
Nliimg nam vtta qua. Dang va Nha nuoc dii ban hanh nhieu chii tnrong, chinh sach, phap luat ve tich tu ruong diit, mo rong han muc nhiin chuyen quy6n sir dung dat nong nghiep. Tren thirc te, qua trinh tich tu ruong dat, m o rong han mirc nhan chuyen quyin su dung dat nijng nghiep dii da co nhiiu thanh tmi, nhung cGng dang gap phai nhieu van dg phirc tap, kho khan phai giai quyit bang cac chinh sach, giai phap, bien phap cu the, t h i u dao. Dac biet la vin d l bao dam quyen loi va nghia vu ciia ngiroi dan khi tich tu d i t nong nghiep. Bai viit neu ro thirc trang nay va dua ra cac kien nghi chinh sach.
A b s t r a c t
For recent years, the Party and the govemment have issued senes of undertakings, policies and laws on land accumulation, increase in threshold for transfer of agricultural land use nghts. hi practices, the progress of land accumulation, increase in threshold for transfer of agricultural land use rights has reached achievements, but also faced with several complicated issues that need to be solved by appropriate policies, solutions, measures. Especially the issue of ensunng the nghts and obligations of people when accumulating the agnculhiral land. This article provides the outlines of this situation and also recommendations for policy development
NhiSu van dS v8 nong nghiep, nong dan, nong thon ditgc dh cap va dinh hucmg phat triSn mot each toan dien, ben viing trong Nghj quySt s6 26-NQ/TW. Phat triin nong nghiep, nong thon va nang cao doi song vat chat, tinh than ciia nong dan phai dua tren co chS kinh td thi tmong dinh huong XHCN, phil hop voi diSu kien ctia timg vitng, timg ITnh vuc, de giai phong va stt dung co hieu qua cac ngu6n luc xa hoi, truoc het la lao 1. Chu trirong, chinh sach cua Dang.
pMp luSt cua Nha aadc \e tich tu t i t n6ng nghif p
Chu truong ve tich tu dat nong nghiep plilic vu phat triSn nong nghiep nong thon toe dua ra lin d i u tien trong Nghi quyjt s6 26-NQ/TW ngay 5/8/2008 ctia Hoi nghi lin M biy Ban Chip hanh Trung u o n g Dang Kiioa X ve nong nghiep, nong dan, nong
*m (Nghi quyet s6 26-NQ/TW).
I Bi, ,ii, ,„ d„„g kj, , ^ „|^,6„ „4u cua Dl tai "Qayln loi va ngliTa vu cu. nguoi " " " " f " W ^ * 7 | - ' l f ' " "
. TiK trang va giai phap" c S Vien Nghien ci™ Lap phap niim 2019 do TS. Nguyen Hoang Thanh lam Chu „h,em.
^ NGHIEN CUU I o n 5615(391)18/2019 ^ L A P P H A p l ***»
CHINH SACH
dpng, dat dai, rimg va bien; khai thac tot cac dieu kien thuan loi trong hpi nhap kinh te quoc te cho phat trien lire lucmg san xuat trong nong nghiep, nong thon; phat huy cao npi luc; dong thai tang manh dau tu ciia Nha nuoc va xa hpi, ung dung nhanh cac thanh tiru khoa hpc, cong nghe tien tien cho nong nghiep, nong thon, phat trien nguon nhan luc, nang cao dan tri nong dan. N h u vay, lan dau tien, van de tich tu dat nong nghiep dupc Nghi quyet so 26-NQ/TW dua ra. Dong thai, nhiing van de ve von, dao tao nghe, dao tao can bp quan ly, ho trp chuyen doi nghe, han muc giao dat nong nghiep... ciing dupc dua ra vai muc tieu la nham phat trien ben vung, toan dien nong nghiep, nong dan, nong thon.
Day la chia khoa de qua trinh tich tu dat nong nghiep dien ra sau, rpng.
Thuc hien cac chu truang cua Dang, Luat Dat dai da c6 nhiing quy djnh cu the vh tich tu dat dai. Luat Dat dai nam 2003, da dugc sua doi va sau do dupc thay the bang Luat Dat dai nam 2013, co hieu luc thi hanh tir 01/7/2014, da anh huong rit Ion toi qua trinh tich tu va tap trung dat a nuac ta.
Hpi nghi liin thir 6 Ban chap hanh Trung uong Dang khoa XI da co Nghi quyet s6 19- N Q / T l / ngay 31/10/2012 Ve tiip tuc ddi mdi chinh sdch. phdp lugt vi ddt dai trong thdi ky day mgnh todn diin cdng cudc ddi mdi, tgo nin tdng de din ndm 2020 nudc ta ca bdn trd thdnh nudc cdng nghiip theo hudng hien dgi. Nghi quyet da co nhieu dinh huong quan trpng trong viec doi moi chinh sach, phap luat vh d4t dai. Doi voi chinh sach giao dit, cho thue dit, Nghi quyet chi ro: "Tiep tuc giao dit, cho thue dat nong nghiep cho hp gia dinh, ca nhan su dung co thai han theo huong keo ddi han quy dinh hiin hdnh de khuyin khich nong dan gan bo hon voi dat va yen tam dau tu san xuat. Dong thoi, ma rdng hgn mice nhan chuyin quyen sir dung ddt (QSDD) ndng nghiip phii hpp vdi dieu kien cu thh tung viing, timg giai doan de tao
didu kien thuan loi cho qua trinh tich tu dat dai, tung buoc hmh thanh nhihig vung san xuit hang hoa lan trong nong nghiep. Som CO giai phap dap ixng nhu cau dat san xuat ya viec lam cho bp phan dong bao dan tpc thieu so dang khong co dat san xuat".
Dh cu the hoa cac chu truang, chinh sach va phap luat vh dit dai, Chinh phu va chinh quyin dia phuang cac cap da ban hanh nhieu van ban vh tich tu, tap trung dit dai, de ra cac nhiem vu va each thuc thuc hien de tich tu, tap trung dit dai tra thanh mot xu hucmg tich cue trong san xuit nong nghiep (SXNN) a nuac ta thai gian qua. Tuy nhien, vai thuc trang n i n nong nghiep ciing nhu thirc trang sii dung dit ciia nguoi nong dan hien nay, chu truang tich tu ruong dat, ma rpng han muc nhan chuyin QSDD nong nghiep du da CO nhieu thanh tuu, nhung ciing dang gap phai nhiiu van de phuc tap, kho khan phai giai quyet bang cac chinh sach, giai phap, bien phap cu the, thau dao. Dac biet la van d i bao dam quyen Ipi va nghTa vu cua nguoi dan khi tich tu dat nong nghiep.
2. Khai quat tinh hinh tich tu dat trong nong nghiep
Trong thoi gian gan day, dong gop cua dat dai vao tang trudng nong nghiep duang nhu da tai han. Toe dp tang truang gia tri san luang nong nghiep binh quan tren 01 hecta dat cua Viet Nam dang giam dan va thap han cac nuoc trong khu vuc. Rupng dat phan tan, manh miin la can tra chinh cho viec nang cao hieu qua va gia tri gia tang tren mpt don vi dien tich dat trong qua trinh tai CO ciu nong nghiep. Dien tich d i t binh quan hp nong nghiep chi vao khoang 0,46 ha, va trung binh dupc chia thanh 2,83 manh. Quy mo dien tich dat ciia ho nong dan Viet Nam thap han Trung Qu6c va thap hon rit nhiiu so voi cac nuoc khac a chau A, chau luc von duac coi la nai "dat chat, nguai dong".
Do vay, tich tu rupng dat tro thanh mpt giai phap giup nang cao hieu qua SXNN, thong
401
HeHi£N eiru ^ L A P P H A P ^ SO 15(391)18/2019qua viec mo rong quy mo san xuat phii hpp, ip dung tiSn bfl khoa hoc, cong nghe va hinh tkanh cac viing chuyen canh theo huong san xuit hang hoa gin voi thi truong.
U Cic hinh thAc twh tif 3&t nong nghifp chiyiu
2.1.1 Hinh thiic chuydn nhuong QSDD tiortg nghiep giiia cdc ho nong ddn vai nhau ChuySn nhuong QSDD giiia cac ho nong dan vcri nhau (hay con goi la mua ban dSt dai 6 nong thon) hien nay hoan toan theo CO chS thi truang, cung ciu gap nhaii, thoa thuan gia ca va cac dieu kien can thiet theo w ch6 thi truong. Co ngueri c i n ban, gap nguoi cin mua, hinh thatih mot cupc thoa thuan, n^u thatih cong se co mpt vu chuyen nhucnig QSDB nong nghiep. Nha nuoc chi dong vai tro theo doi va quan ly bien dpng vS dit dai theo quy dinh cita Luat Dat dai.
Theo quy dinh cua lujt, tat ca cac trudng hpp chuyen nhupng QSDD phai lam cac d i y dil cac thu tuc sang ten truoc ba, chuyen QSDD tu nguoi nay sang nguoi khac va phai nop day du cac loai phi, thue theo quy dinh. Tuy nhien, trong thuc t^, vi nhttng ly do khac nhau ma nhieu truang hpp chuyen nhuong QSDD cho nhau chi viet giay trao tay, hoac CO s\r lam chiing cua hang xom la dit.
Co nhieu nguyen nhan cua viec cac
^ nong dan chuygn nhuong QSDD noiig nghiep. Co the vi ly do hp nong dan muon chuyen doi nghg nghifp, vi ly do thieu lao dpng, do san xuit kem hieu qua so vai cac nganh khac... hay vi cac nguyen nhan khac niia, ngueri nong dan ban mot phan hoac toan bpruOng dit.
Tuy ty le s6 hp sin long nhuong dat n6ng nghiep 6 cac viing khong gi6ng nhau vi nhieu nguyen nhan nhung kSt qua diSu tra cho thiy, xu huijng chuygn nhuong bot QSDD khi nguoi nong dan khong (hoac ft) co nhu ciu SXNN niia hoac thiy ring, SXNN cho hieu IJi' thap, dang ngay cang tang len a tit ca '*' vung. Do vay, co hoi d6 cho nhihig nguoi
CO nhu cau, CO kha nang vg tign v6n diu tu, CO tam huyet vai san xuat nong, lam nghiep tich tu dat dai dg tang quy mo dien tich, diu UI cho san xuit. Viec tich tu nhanh hay cham tiiy thupc kha nang ciia moi nguoi, va khi tich tu dSn quy mo dien tich dii lon thi hhih thanh ngn nhimg hang trai san xuit nong lam nghiep. Dg phat trien san xuat hang hoa tap trung, viec tich tu hinh thanh cac trang trai co y nghia cue ky quan trpng.
Nhin chung, doi tupng nhan chuygn nhupng dat nong nghigp chu yeu la hp nong dan, nguoi trong ciing xa. Phan lon cac hp nhan chuyen nhucmg dg tich tu them dat chp SXNN. Tuy nhign, doi tuang la doanh nhan, can bp cong chuc a ngoai xa muon tich tu dit dai tuy it nhung co xu huong tang Ign, chi'nh digu nay da day gia dat len cao, gay kho khan cho nguai nong dan muon tich tu dat dai.
M6t vi du dg thiy duac xu hudng va kgt qua cua chuygn nhuong nhini tich tu dit nong nghigp la: Theo kgt qua T6ng Dieu tra nong thon, nong nghiep va thiiy san nam 2011 thi nam 2011, s6 hp cua ca viing dong bing song H6ng la 1.822.682 hp, da giam 301.593 hp so vai nam 2006. Nha co chuyen nhuong va tich tu dit nong nghigp ma binh quan dign tich dit lua ciia hp tai viing nay trpng giai doan 2006 - 2011 tang 302,55 m^
tir 3.098,75 mMen 3.401,30 m l Quy mo va t6c dp chuygn nhupng dat nong nghigp trong t6ng s6 manh dat nong nghigp viing Dong Nam Bo la cao nhat ca nuoc trong giai doan 1994 -2003, tay nhign dgn sau nam 2003 thi ty le chuygn nhupng dit tai khu vuc vuc nay giam manh tut xuong vi tri thir hai sau vimg Tay Nguygn. Giai doan 1994 -2003 la giai doan tang manh ve giao dich dit nong nghiep thong qua hinh thiic chuygn nhuong, nhung sau nam 2003 thi quy mo bit diu giam xuong.
Trong nhihig nam qua, dac biet la sau khi Luat Dit dai nam 2013 dupc ban hanh, _ _ _ ^ NOHiiN c«ni I M So 15(391118/2019 V ^ t A P PHAP' ' "
CHINH SACH
tinh hinh chuyen nhupng dat giiia cac hp c6 sy thay doi nhat dinh. 6 cac tinh dong bing song Hong, so thua rupng cua mpt hp co giam di, nhung quy mo dit canh tac ciia mot hp nong dan tang khong dang ke do cac hp nong dan khong mudn nhupng QSDD nong nghiep cho nguoi khac. 6 cac vung chuyen canh phia Nam, tinh hinh chuyen nhupng QSDD nong nghiep dat ket qua kha hon 6 phia Bac nhung ciing chua tao du tien de de hinh thanh nen kinh te trang trai quy mo lon mpt each pho bien.
Hinh thuc chuyen nhupng dat giiia cac hp la hinh thuc kha hieu qua doi voi cac ho co nhu cau mo rpng SXNN, la mpt trong nhung hinh thuc nen dupc khuyen khich. Dac biet, nhiing nong dan gioi, co nang luc tai chinh lira chpn hinh thiic mua dut ban doan cac manh dat xung quanh khu dat ciia minh qua timg nam de hinh thanh quy mo dii lan la phu hpp nhat. Hinh thiic nay co tiem nang thuc hien a phia Nam, dac biet vung Tay Nguyen, Dong Nam Bp va dong bang song Ciiu Long, nguofi dan co tu tuang thoang han ve mua ban dat do khong bi nang ne tam ly gift dat nhu mpt hinh thiic bao hiem hoac do cac nguyen nhan ve van hoa truyen thong. Hieu qua kinh te cua hinh thiic nay tuong doi cao do cac nong dan san xuat gioi se chu dpng tich tu dat, ap dung khoa hpc ky thuat va co gidi hoa trong dai han de nang cao hieu qua san xuat. Them vao do, hp nam giir QSDD nen yen tam dau tu phat trien lau dai, CO the chap vay von cac to chiic tin dung de san xuat kinh doanh. Viec nong dan nhan quyen sir dung tir nong dan khac ciing co nhieu thuan loi do moi quan he cpng dong lang xa lang gieng, hoac ban be nen de tiep can va thuyet phuc ho co kha nang chuyen nhupng dat han.
Can tro chinh ciia hinh thiic tich tu rupng dit nay la nguon cung dat han che khi lao dpng nong nghiep doi du con tuong doi cao, tam ly lo ngai cong viec khong on dinh, khi
gap kho khan dit nong nghiep van la tai san de bao dam cupc s6ng nen it hp san sang ban dit (dac biet la a cac tinh mien Bic). Gia dat nhan chuyen nhupng ngay cang tang cung la nguyen nhan khiin cho nong dan ngay cang kho tiip can voi thi truang nay. Nhiiu hpp dong chuyin nhupng dit giira cac hp chi dupc xac nhan bang giiy viet tay giiia cac hp, CO su lam chting ciia cac hp xung quanh nen co so phap ly khong viing chac.
Trong khi do, khung phap ly hien tai van con nhieu han che khi dat ra han muc nhan chuyen nhupng, quy dinh doi tupng nhan chuyen nhupng doi vai dat liia, ning phong hp, rung dac dung va thue chuyen nhuong dat nong nghiep cao tuang duong nhu cac bat dpng san khac. Hon niia, chua co quy djnh ve dien tich toi thieu hoac thue thua ki QSDD nong nghiep khi tach hp. Ben canh do, viec chuyen nhupng dit nong nghiep se phai nop thui thu nh^p ca nhan a miic 2%
cua gia chuyen nhuong la con s6 cao so vai Ipi nhuan co thi tao ra tii SXNN.
2.1.2 Hinh thuc doanh nghiip nhgn chuyen nhugng ddt cita ndng ddn
Day la hinh thiic doanh nghiep nhan chuyin nhuong dit ciia nhiiu hp nong dan trong ciing mot vimg lien ki vai nhau, sau do dang ky thue lai cua chinh quyin dia phuang, di tao ra mpt vimg nguyen lieu nong nghiep cung cip cho hoat dpng san xuit kinh doanh cua doanh nghiep. Doanh nghiip se co mot viing nguyen lieu 6n dinh di diu tu dai han, co thi sir dung QSDD di thi chap vay von tir cac t6 chiic tin dung.
Ve phia nong dan thi co them mot khoan tai chinh de dau tu chuyen dii nghi nghiep khi thiy nghi nong da khong con dem lai hieu qua kinh te cao dii vai hp hoac hp co thi duac iru tien lam thue cho doanh nghiep
Thai gian qua, s6 lupng doanh nghiep da tang nhieu so voi nam 2007, tuy nhi^n sd doaiih nghiep lam nong, lam, thuy san vln chiim ty trpng rit nho, chi khoang 1,4%
42
I NGHICN eoii ,' L A P P H A P ^ S6 15(391)18/2019
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trong ting si doanh nghiep, trong do co d i n 96% la doanh nghiep co quy mo vira va nho.
Cac tinh 6 miin Nam co quy mo dien tich trung binh hp lan nen doanh nghiep se thuan loi hon trong viec mua dat tir nong dan de san xuit lon. Tuy nhien, nhu da noi a tren, gia d^t chuyin nhuong cao hien la can tra Ion dii voi doanh nghiep muon tich tu, dac biet doanh nghiep vira va nho.
Them vao do, nong dan ciing chua san sang ban dit cho doanh nghiep. Viec tich tu di?n tich theo nhu cau cua doanh nghiep se g3p mgt s6 kho khan neu dien tich ma cac hg sin sang ban chua dap iing nhu cau cua doanh nghiep. Mpt van de vuong mac khac trong viec thuc hien cac giao dich mua dat ciia doanh nghiep vai hp dan la viec manh d^tcuahp chua co so do hoac manh dat cua hp dang the chap tai ngan hang.
Doanh nghiep ciing it chu dpng mua dat nong nghiep cua hp nong nghiep de san xuat quy mo lan vi gia mua dat nong nghiep cao (gia giao dich hien tai 6 vimg dong bang song Ciru Long vao khoang 1 - 2 ty dong/ha doi voi dat lua, 3 - 5 ty d6ng/ha d6i vai dat vuon) nen kho tao ra Ipi nhuan du hap dan so vcri so von bo ra ban dau de mua dat neu chi SXNN. Thong thucmg, doanh nghiep thirc sir dSu tu kinh doanh nong nghiep chi mua dat hong truang hop cua cac hp lien ke ho|c nam rai rac a giua viing chuyen canh ila dirge quy hoach cua hp.
Khong chi ve van d i gia ma viec thoa thuan gia vai m6i nguai dan d i hinh thanh quy mo dat du Idn qua phirc tap va tin thoi gian nen hinh thirc nay v i n chua pho bien.
Ngoai ra, vi^c giai han d i i tuang nhaii chuyen nhupng QSDD nong nghiep, thui
^a pin lien quan den chuyen nhupng dat (hao gom rit nhiiu loai thui, phi nhu thui thu nhap ca nhan, le phi truoc ba, le phi
%cliinh, 1^ phi thim dinh...) lam tang chi phi dau tu cho doanh nghiep, thii tuc hanh chinh nhan QSDD nong nghiep con nhiiu
phiic tap (Vien Chinh sach va Chiin luac PTNNNT, 2016) cung la mpt ly do can trd viec doanh nghiep diu tu mua dit mo rpng san xuit. Mat khac, Luat Dit dai nam 2013 quy dinh theo huong han chi cac truang hpp Nha nuac thu h i i dit d i thuc hien du an diu tu phat trien kinh te - xa hpi, mac dii da co CO c h i tu thoa thuan nhan QSDD d i thuc hien du an dau tu nhung nhiiu trudng hpp kho dat dupc su dong thuan cao ciia nguoi sir dung dat nen kho tich tu dupc dit dai.
Nhu vay, de ap dung hinh thirc nay, doanh nghiep can tiep can vai nguon cung dat dii lon de co the dau tu quy mo lon. Chi phi dau tu ban dau de doanh nghiep mua dit la qua lon so vdi Ipi nhuan doanh nghiep CO the tao ra tir san xuat, kinh doanh nong nghiep, do do doanh nghiep can nguon von tin dung lon va trong thai gian dii de hoat dpng nong nghiep co the sinh ldi (thudng la tir 5 nam trd len neu trong cac loai cay an trai va 2 nam trd len doi vdi cac loai rau mau).
Doanh nghiep ciing rat can dupc giam chi phi giao dich va don gian hoa thu tuc. Can CO mpt diu mdi trung gian de thuc hien giao dich vi niu muin tap trung mpt dien tich du Idn, doanh nghiep phai lam hpp dong vdi rit nhiiu hp dan vdi nhu ciu gia ca khac nhau.
2.2 Btrdc Mu ddnh gid hieu qud cda cdc hmh thirc tich tu ddt vd nhung van de ndy sinh trong qud trinh tich t^ Mt trong nong nghiep
Nhu ciu tich tu dit dai d i SXNN vdi quy mo Idn la rit cin thiit tai cac dia phuang.
Cac dia phuang da tich cue, chu dpng trien khai nhiiu giai phap diy manh tich tu dit dai d i san xuit hang hda vdi quy mo Idn han phu hop vdi dac diim cua dia phucmg minh.
Cac quy dinh cua phap luat v i quyen chuyen d i i , chuyin nhuong, cho thue, gdp vdn bang QSDD da dap iing dupc mot phin nhu cau tich tu dit nong nghiep d i san xuat, tac dpng tich cue trong viec diu tu tren dat, tao dieu kien cho nha dau tu yen tam dau tu.
NGHiEN eini I a o S6 15(391)18/2019 V L A P PHAPl ^ "
CHINH SACH
Thuc te cho thay, mac dii cac mo hinh tich tu rupng dat hien nay deu mang lai hieu qua kinh te - xa hoi nhat dinh cho cac ben tham gia nhung nhiing khd khan trong viec tich tu dat dai dang la rao can thu hiit ca nhan, doanh nghiep dau tu vao nong nghiep. Trong khi do dau tu vao nong nghiep nii ro Idn, thdi gian thu hoi vdn dai. Hien nay, khong nhieu mo hinh tich tu dat dai dat dupc ca ba tieu chi: cong bang, ben vung va hieu qua.
Budc dau, chiing ta cd the danh gia hieu qua ciia cac hinh thirc tich tu dit va nhiing van de nay sinh trong qua trinh tich tu dit trong nong nghiep nhu sau:
2.2.1 Hinh thirc chuyen nhugng QSDD ndng nghiip giira cdc ho ndng ddn vai nhau
Dieu kien de ap dung hinh thiic chuyin nhupng QSDD nong nghiep giiia cac hp nong dan vdi nhau la ngudi dan phai cd nhu cau mua/ban QSDD nong nghiep va nin san xuat hang hda ndng nghiep tai dia phuong do dang phat trien manh.
Hinh thiic chuyen nhupng QSDD nong nghiep nay cd mpt sd uu diem sau:
- Khung phap ly va chinh sach hien hanh da kha dSy du de thuc hien giao djch.
Viec mua diit ban doan tao ra sir yen tam dau tu san xuat kinh doanh dai han, ben viing.
Tuy nhien, hinh thiic chuyen nhupng QSDD ndng nghiep nay cd mpt so han che dang ke nhu:
- Ngudn cung dat khdng phong phii, khdng tap trung nen khong co nhieu su lua chpn.
- Ngudi chuyen nhupng QSDD ndng nghiep thudng ddi gia cao, khong hpp ly
Vdn ciia ho nhan chuyen nhupng QSDD ndng nghiep thudng khong cd nhieu nen chi cd the thyc hien viec chuyen nhupng mdt each nhd le, khdng tich tu Idn dupc de san xuat quy mo.
Hp gia dinh, ca nhan true tiep SXNN mdi dupc nhan chuyin nhupng QSDE trdng Ilia theo quy dinh ciia Lu$t Dat dai nam 2013.
- Quy md bi gidi han bdi ban miic nhar chuyin QSDD theo Luat Dit dai nam 2013 Thii tuc hanh chinh hay gap khd khac vi phai xac dinh cac nghia vu tai chinh ciia ngudi chuyen nhupng QSDD va do dac lai manh dit. Ngudi mua QSDD phai tra le phi trudc ba ciing nhu chi phi cap doi giay chiing nhan QSDD.
De phat huy uu diem va khac phye cac trd ngai ciia hinh thiic chuyen nhupng QSDD ndng nghiep nay, Nha nudc cin co cac chinh sach:
- Cd chmh sach va co quy di hd trp nit ngudi lao dong ra khdi khu vuc SXNN di tao quy dat.
- Phat trign bao hiem xa hpi cho nhirng ngudi ndng dan rdi bd khu vyc nong nghiep, tham gia vao Imh vyc phi ndng nghiep tai ndng thdn va dd thi.
- Xay dyng he thing quan ly dit dai dian tir di cung cip thdng tui sd hda vi QSDD va giao dich bat ddng san, tir bo su phu thupc vao "Sd do" va yeu ciu bit budc phai dang ky vao Sd dia chinh ciia ca quan dang ky dit dai;
2.2.2 Hinh thuc doanh nghiep nhdn chuyin nhugng ddt cita ndng ddn
Hinh thiic doanh nghiep nhan chuyin nhupng dit cua ndng dan cin cd diiu kien ap dung la nen san xuit hang hda ndng nghiep phat trien manh, mirc dp cdng nghiep hda, hign dai hda cua dja phuang nhanh, sd lao dpng ndng nghiep ra khdi khu vyc SXNN nhieu, cac doanh nghiep kinh doanh trong cac ngaiih cdng nghiep - dich vu hd trp SXNN dau tu Idn va rpng khip.
Hinh thiic doanh nghiep nhan chuyin nhuong dat cua ndng dan cd nhiiu uu diim de thay nhu:
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NGHifeH e i n j , L A P P H A P - / S6 15(391)18/2019- Khung phap ly va chinh sach hien banh CO diy dit dg thuc hien giao dich.
- Ho9t dong "mua diit ban doan" QSDD tao ta sir ygn tam de nha dSu tu kinh doanh sin xuit dai han, bgn vung.
- Doanh nghiep khong bi han che vg dien tich CO the nhan chuyen nhucmg dg dang ky thue lai cua chinh quygn dia phuong.
- Doanh nghi?p co du von de tich tu d i t san mit quy mo lijn, tang nang suit, giam chi phi.
- Doanh nghiep dg tigp can nguon von tirnganhang.
Tuy nhien, hinh thiic nay ciing gap phai mpt so kho khan, vuong mac, nhu:
- Nguon cung dat khong phong phii nen khong CO nhigu su lua chon.
- Chi phi dau tu ban dau dg doanh nghiep mua QSDD dit la qua lon so vol Ipi nhuan doanh nghiep co the tao ra tir san xuat, kinh doanh nong nghiep.
- Chi phi giao dich cao, thit tiic phijc lap, mpt phin la do dg co dien tich du lon, doanh nghiep phai lam viec vtyi nhigu hp co nhu cau va digu kien da dang.
- Thii tuc phiirc tap vi sau khi doanh nghiep nhan chuygn nhuong QSDD cua cac i^nong dan thi doanh nghiep phai thtrc hien life chuyen sang hinh thirc cho thue chit thong dugc cip giiy chimg nhan QSDD leo quy dinh tai Luat D i t dai nam 20131
- ThiSu thong tin vg gia dit, gia d i t da ijng, thoa thuan kho.
- Khong ap dung ddi voi d i t lua, dat ing phong ho nhu quy dinh ciia Luat D i t lai nam 2013.
Be tao digu kien thuan lgi cho cac doanh nghiep nhan chuygn nhugng QSDD cua nong dan, ben canh sir h6 trg cua Nha nuoc tuong tu nhu trugng hgp chuygn nhugng dit giua cac hg nong nghigp vol nhau, Nha nuoc can doi moi cac chuong trinh dao tao nghg nong thon, huy dgng su tham gia ciia doanh nghigp thue lao dgng dao tao nghg theo nhu cau cua doanh nghigp su dung lao ddng, dong thoi thanh lap cac t6 chuc (nhu Trung tam Phat trign quy dit, Trung tam Thong tm, tu vin vg dit dai) dg hS trg, tu vin phap ly cho nong dan hong cac giao dich vg dit dai (sir dung ngu6n lire tir quy phat trign dit).
Nhin chung, hien nay cac hinh thuc tich tu rugng dat da co hieu qua tai nhigu dia phuong, nhimg trgn thtrc te, van con nhigu kho khan, vuong mac trong viec tich tu dat dai. Cac kho khan, vuong mac nay dang tao nen mgt so rao can nhat dinh trong viec thu hut doanh nghigp dau tu vao nong nghiep cung nhu nong dan muon lien ket mo rong san xuat.
Tuy nhien, vol nhirng tac dgng kinh tg - xa hgi to lon va kha nang ap dung cao, cac mo hinh tich tu rugng dat hien nay dii khang djnh tinh tit ygu dg chuyen doi mo hinh SXNN, nang cao hieu qua kinh tg va xa hgi cho cac thanh phan tham gia vao qua trinh cong nghiep, hoa hien dai hoa.
3. Mgt so kien nghi
Dg d i y manh qua trinh tich tu rugng dit, khuygn khich nong dan, doanh nghiep tich tu dit nong nghiep phuc vu san xuat quy mo lon, tang hieu qua SXNN, cai thien dgi song cho nong dan, trong thoi gian toi, Nha nuoc cin tigp tiic thuc hien cac giai phap sau:
- Xay dung va hoan thign co chg, chinh sach tich tu, tap hung dit nong nghiep, cu
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n-BTC nhung doanh nghiep vSn khong m5n ma Ihuc hien. Doanh nghiep thuong lua chon hinh diuc viet giay trao tay vJ gio nguygn ten chii sd huu.
BOBitN cini I I B So 15(391)18/2019 ^ L A P PHAP< ^ ^
CHINH SACH
the: i) Siia ddi, bd sung Luat Dat dai nam 2013 theo hudng quy djnh ro rang viec gdp von chuyen QSDD va gdp vdn khdng chuyen QSDD. Xay dung ca che phap ly di doanh nghiep nhan gdp vdn thdng qua nhan QSDD CO the the chap de vay vdn ngan hang; ii) Thuc day tich tu, tap trung dat nong nghiep thdng qua tao dieu kien thuan Ipi cho viec mua ban chuyen nhupng QSDD; iii) Hd trp ve ca sd ha tang ddi vdi cac dien tich mdi dupc tich tu, tap trung; iv) Quy hoach vung chuyen canh, day manh dau tu theo hinh thiic doi tac cdng + tu de xay dung co sd ha tang hoan chinh thu hiit dau tu cua doanh nghiep, HTX.
- Trong ITnh vyc trdng trpt, can ndi long quy dinh cho phep ca nhan khdng phai hp ndng nghiep hoac khdng sdng cung dia ban dupc nhan chuyen nhuong dat lua va dat rung phong hp. Giao cho dia phuong tham dinh phuong an chuyen ddi muc dich sir dung dat hia sang cac muc dich ndng nghiep, chan nudi va thuy san vdi dien tich dudi 300 ha theo quy hoach.
- Day manh tin dung cho vay theo chudi gia tri ndng nghiep: (i) Hoan thien khung phap ly de phat trien cung iing ddng bd cac san phdm dich vu tai chinh mdi (nhu quan ly tien mat, quan ly tai san, bao hiem thanh toan, bao hiem nhan thp, phai sinh hang hda, dai ly ngan hang, bien nhan luu kho...) nham tang kha nang tiep can tin dung vdi quy md Idn va dai han hon cho ndng dan, trang trai, HTX va doanh nghiep trong ndng nghiep, ndng thdn; (ii) Xay dyng co che chinh sach kit hop chat che giira cac chuang trinh cho vay va bao hiem ndng nghiep theo chudi gia tri ndng nghiep.
- Bd han muc nhan chuyen QSDD ndng nghiep ddi vdi hd gia dinh tai Khoan 1 Dieu 130 Luat Dat dai nam 2013. Sir dung han miic nhan chuyen nhuong hien nay lam han miic danh thue su dung dat ndng nghiep.
- Ndi long quy dinh tai khoan 3 Dieu 191 Luat Dat dai 2013 theo hudng cho phep hp gia dmh, ca nhan khdng true tiip SXNN dupc nhan chuyin nhupng, nhan tang cho quyen su dung d4t trdng liia.
- Sua khoan 2 Diiu 191 Luat Dat dai nam 2013 "Td chiic kinh ti khdng dupc nhan chuyin nhupng QSDD trdng Ida, dit rimg phdng hd, dat rung dac dung ciia hp gia dinh, ca nhan, trCr trudng hpp dupc chuyen muc dich sii dung &kt theo quy hoach, ki hoach sii dung dat da dupc co quan nha nudc cd th^m quyen phe duyet" theo hudng cho phep td chiic kinh te trong nudc dupc phep nhan chuyen nhupng QSDD trdng liia, dkt rimg phdng hd, dat rimg dac dung cua hd gia dinh, ca nhan neu td chiic kinh ti trong nudc do dap ixng dupc mdt sd dieu kien vi kinh te va tieu chuan ve mdi trudng nhdt dinh.
Sira ddi quy dinh nay la tao dieu kien de cac hp gia dinh, ca nhan chuyin nhupng QSDD trdng Ilia, dat rirng phong hd, dkt ning dac dung cua hd gia dinh minh cho td chiic kinh te trong nudc.
- Giam thui, phi lien quan din chuyin nhuong dit ndng nghiep tai Luat sira ddi cac Luat ve Thue nam 2014.
- Khdng xac dinh trudng hpp cac hd chuyin nhupng QSDD ndng nghiep vi muc dich tich tu va tap trung dit ndng nghiep la chuyen nhupng bit ddng san quy djnh tai Dieu 14 Luat Thui thu nhap ca nhan nam 2007 va mien thui thu nhap ca nhan ddi vdi trudng hop hd chuyen nhupng QSDD ndng nghiep vi muc dich tich tu va tap trung dit ndng nghiep san xuat quy md Idn.
- Xay dyng co chi minh bach thdng tin ve dat dai •
