tinhnitieniGiiGnMcva SII i n clion Ciia Viet Nain

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KINH NGHIEM QUCX: TE

BAO DAM AN TOAN CHO GIAO D|CH BAT DONG SAN BANG HE THONG DANG KY

tinhnitieniGiiGnMcva SII i n clion Ciia Viet Nain

NGUYEN NGQC DIEN*

B

dt dfng sdn, dugc hieu Id mgt phan dat, mfit phan lanh thfi dugc coi Id mgt tdi san chd chot trong khoi tai san tu nhdn. Dieu ndy dung mgt cdch khfing the tranh cai trong thdi ky van minh nfing nghiep, trong dieu kifn hoa lgi, lgi tdc td dat la ngufin chu yeu nufli sflng con nguoi va vun dap cua cdi. Nfi vdn diing trong thdi dgi kinh te tri thdc, khi ma cac tai sdn vfl hinh, dac bift Id cdc quyfin sd hiiu tri tuf, chiem vi tri cang luc cdng quan trgng trong giao luu dan sy, kinh te. Dan gidn, muon lam gidu, thi dieu trudc tien la nguoi ta phai co mflt chfl tren mat ddt nay de dung, ngoi, nam, nfii chung la de dinh cu vd ldm tdt cd nhung gi minh cdn, thich, mflt cdch rieng bift, dflc quyen.

Chinh vi bat dgng sdn lufln cfi gid tri cao ma nfi thu hut sy quan tam, neu khfing nfii Id su them muon cua con ngudi. Cdc cugc xung dot nham tranh gidnh quyen lgi dfii voi bat dgng san da no ra. De ngan chan, ciing

nhu de CO ca sd gidi quyet cdc xung dot xa hgi lien quan dfin cdc quyfin lgi gan vdi bat dgng san, nha chuC trdch da can thifp td rat som bang nhieu bifn phdp. Dang chu ;y nhat Id hf thfing cdc bifin phdp phdp ly nham rainh dinh moi quan hf giua chd the vd bat dgng san, de mfli quan hf ndy dugc xa bfli nhgn biet, thda nhgn, tu do dugc hufi'ng su bdo ve cua nhd chdc trdch, chfing sy xdm hgi, quay nhifiu dfin td chd thfi khdc.

Ngi dung ciia nhimg mfli quan hf giua cbu the vd bat dfing sdn, dugc hifiu Id quyen cua cbu the dfii vfii tdi sdn, r4t da dang.

Ddng ddu danh sdch id quyfin sd hiru, quyen cho phep chu thfi, tren nguyfin tdc, thuc hifn tdt cd vifc gi mong mufin dfii vdi tdi sdn, td nam giu, sd dung, khai thdc sue sinh lgi, cbo den dinb doat tai sdn cd vfi phuong dien vat chdt vd phdp ly.

Trong xa hgi nguyen so, quyfin sd hiiu vd chifim hiru dugc dimg nhu nbung tti d6ng | nghTa: ai ndm giu tdi sdn, tbi ngudi dfi Id 'i

* PGS, 75. Phd Hi^u truing 0?i hgc Kinh (e- l u # t B9I hpc Qudk: gia TP. Hd Chi Minh.

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chii'. Theo thdi gian, sy hinh thdnh vd hoan thifn cua hf thflng ludt phdp cho phep tdch rdi hai khdi nifm chifim hiru vd sd buu.

Ngdy nay, khfing hi6m trudng hgp tdi sdn thugc ve mgt ngudi, nhung lgi dugc mfit ngudi khdc ndm giu, khai thac voi nhung tu each khdc nhau.

Van de dgt ra dfii vdi nhd chdc trach, dgc bift trong dieu kifn chd sd hiiu khflng tivc tilp chifim hiiu vat chdt dfli voi tdi sdn.

Id ldm the nao giup xa hgi nhgn dgng chu sd huu cua mgt bat dgng sdn, phdn bift vdi nhung ngudi khflng phdi Id chu sd hihi? Ai Id nguoi phai dugc nhd cbdc frdch thda nhan cfi tu cdch chu sd huu, dugc quyfin xdc lap cac giao dich lien quan dfin tdi sdn vdi tu cdch do va viec thuc hifn cdc giao dich ay, nfii chung vifc thyc hifn cdc quyfin cua chu sd huu dugc thda nhgn, dugc nhd chdc trdch bdo hfi bang sdc mgnh cua quyen lyc cfing?

Cdc cau hfli khfing chi dugc dat ra trong trufifng hgp cfi nhieu ngudi len tieng cung mft liic de nhgn minh Id nguoi cfi quyen dfli voi cung mgt tai san, ddn den tranh chap, xung dgt. Ca trong cuge sfing binh thudng, khi giao dich vdi mgt ngudi ty cho la chu sd hiru tdi sdn, nguoi ta cam thay yen tam hon mft khi ben giao ket xuat trinh dugc nhiing bang chdng tbuyet phuc ve quyen sd biiu cua rainh.

Qud trinh tim kiem cdu trd loi cho cdc cau bfli nay trong linh vyc bat dgng sdn da dan dat nhd lam luat d cdc nudc di den nhieu lya chgn da dang. Diem chung ciia cdc lya chgn la vifc xdy dyng mgt che do phap Iy ch§t che ve giao dich cfi dfli tugng Id bat dfng sdn, cung voi mgt bf thfing dang ky do

Nba nudc qudn ly de ghi nhgn cdc du kifin hen quan dfin quyfin sd huu, cdc du kifn cbo phep nhin nhgn d mdc do nao dfi vfi su tfin tgi cua quyen va theo doi nhung bifin dgng do hifu lyc cua cdc giao dich. Sy khdc bift giua cdc lya chgn bdt ngufin td each ma nguoi lam lugt thda nhgn hifu luc phap ly ciia cdc giao dich vd nhat Id cua viec dang ky trong mfii quan hf voi vifc ehuyfin dich quyen sd hiru.

1. He thong ddng ky bat ddng san 1.1. Nguyen tac xdy dung he thdng Bdo ddm sif an todn cua quyen sa hiru hoqc tien Icri cho viec giao dich. Hgc thuyet phdp ly nfii rang cac hf thfing dang ky dugc xdy dung nham muc tieu kep^: bao ddm sy an todn cua quyen sfi hiiu vd tao sy tien lgi cho viec giao dich, dgc biet Id cho vifc chuyen giao quyen sd huu bdt dfng san.

Bdo ddm sy an todn cua quyen so huu bdm nghTa rang, quySn nay khflng Xhh bi gidm Slit hoac bi mat chi vi khflng dugc ghi nban trong sfi dang ky cua co quan nhd nudc cfi thdm quyen. Dang ky chi dugc coi nhu mgt trong nhung each raa quyen sd huu cfi the dugc bieu hifn, tham chi khfing tao cho ngudi dang ky bat ky uu the nao trong viec chdng minh quyen sd hiru so vdi nhtmg nguoi nam giu cac pbuang tien chirng minh khdc.

Tao sy tifn Igi cho vifc giao dich bam nghia rang, ngudi mua va nhihig ngudi nhgn chuyen nhugng khdc cfi the xdc lap quyen dfli vdi bat dpng sdn mfit each nhanh chfing, it tfin kem va voi sy bao ddm rang quyen xdc lap dugc la quyen dugc ghi nhan tgi sfi dang ky vd la quyen cfi that, khfing the tranh cai.

1 DA. Thomas, Titie and Marketable Titie, In Thompson on Real Property, Second Thomas Edition, LexisNexis, New York, 2002, b: 2.

2 Tham khio 3.L McCOrmacK Recording, Registration and Seacrh of Titie, in Thompson on Real Property, Second Thomas Edition, Quyin 11, L&dsNexis, New Va*, 2002, tr. 89.

. - ^ HOHIlH CUUI C n s6l7(273)Tg/2014^LAP PHAP^ * "

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KINH NGHIEM QUOC TE

Tuy nhien, hai nfii dung cua muc tieu kep nay thudng dfii chgi, thgm chi logi trd nhau. Mgt bf thfing dang ky chu truong bdo vf ngudi mua ngay tinh se cfi tdc dung tao sy tifn lgi cbo vific giao dich; nhung mgt he thfing nhu the co thfi dat lgi ich ciia nguoi mua ngay tinb cao hon quyen lgi ciia chu sd hihi dich thuc: ngudi mua ngay tinh dugc dang ky hgp If se logi bo mflt cbd sd hihi dich thuc md quyen sd huu, vi ly do ndo do, khfing dugc dang ky. Bdi vay trong qud trinh hodn thien, cac be thflng cfi thien hudng hogc uu tien cho muc tieu ndy hoac uu tien cho muc tieu kia. Tu do, hinb thdnh cac he thflng khac bift.

1.2. Cdc he thong ddng ky tieu bieu He thong ddng ky xdc lap quyen. Hf thfing nay chu truong tgo dieu kien thugn lgi nhat cho vifc chuyen giao tai san. Trong hf thflng nay, sfl dang ky dugc thiet Igp nhu mflt Idi tuyen bfl mang tinb quyet dinb ve sy thda nhan eua nha cbdc trdch doi voi quyen cua mgt ngudi va khfing the sda dfli, trd mgt sfi trudng hgp that dac biet dugc luat dy kien. Sfi dang ky co chdc nang cua mflt tam guong phdn anb voi toan xa hfii ve tinb trgng dich thuc cua quyen dfli voi tai san. So ddng ky dong thoi giu vai tro cua mgt vach ngdn giiia qua khd va hifn tai: vifc tim hieu nhiing gi xay ra trudc khi quyen dugc ddng ky vao sfi la dieu khfing can thiet dfli vdi xa hoi. Nfli tieng nhat trong nhom cdc he thfing dang ky de xac lap quyen la he thflng Tor- rens^, dugc dp dung dau tien d South Aus- tralia vao nam 1857 va dan ddn dugc ap dung d nhieu nudc nfii tieng Anb.

Vdi hf thflng dang ky xdc lap quyen, nguoi CO quyen so' huu dugc dang ky khong

bdn la cbu sd hiru dich thyc. Don gidn, ngudi ndy da trdi qua mgt cugc thd thach, sdng lgc khat khe vd da dugc lya chgn theo nhiing tieu chi dugc vgch sdn dfi dugc trao tu each chd sd hiiu vd dugc bao bf bang lugt. Khong loai trd kha nang do nhting sai ldm trong tac nghiep, nguoi ta trao tu each chu sd hiiu cho mgt ngudi, trong khi chu sd hihi dich thyc la mot nguoi khdc. De bu dap nhiing thift hgi ma chu sd him dich thuc cfi the ganh chiu do quyen sd hiru dugc dang ky nhdm cho ngudi khac, nha chdc trach dat ra mgt quy bfii thufifng, hinh thanh td su dong gop cua Nhd nudc vd cua cac chd the quyen dugc dang ky Idn ddu.

He thong ddng ky doi khdng. Hf thflng ddng ky dfii khang, trai lgi, nhdm den muc tieu bdo vf quyen sd huu dich thyc. He thfing dang ky ndy dugc xdy dyng trong difiu kifn viec quyen dugc xdc lap theo cdc can cd dugc ghi nhdn trong luat chung, nhu hgp dong, thda ke, theo thdi hieu xac lap quyen,... Vifc dang ky khong cfi tdc dung tao ra quyen, raa chi nhdm muc dich thfing tin cho nguoi thd ba vfi su hifn huu theo gid thiet cua ragt quyen da dugc tao Igp trufic do. Y nghia doi khdng cua vifc dang ky the hifn d chfi neu quyen cbua dugc dang ky cho ragt nguoi ndo do, thi nguoi thd ba co the td chfli thda nban tu cdch ngudi cfi quyen cua ngudi do. Tieu bifiu cho mo hinh ndy la he thong dang ky cong bfi ddt dai ciia Phdp".

He thong ddng ky lieu giir. Hf thflng dang ky luu giu ciing chii truong bdo vf quyen sd huu dich thuc. Vdi be thflng ddng ky luu giu, cdc du kien vfi quyfin dfii vdi tai san dugc ghi chep de phuc vu cho bdt ky ai

3 J Gray, B. Edgeworth, N.Foster va S. Dorsett, Property Law in New South Wal^, LexisNexis, Sydney, 2012, tr. 48 va ki tiep.

4 Xem vi du. Ph. Maiaurie vi L. Aynes, Droit civil - Les biens. La publiate fonoere, Cujas, Pans, 1998, tr. 382 vi kd tiw

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KINH NGHIEM QUOC Tt mufin tim kifim thfing tin lien quan dfin

quyen doi vdi tai sdn. Hf thfing dang ky phfl bien tai Hoa Ky Id vi du tieu bifiu^ Ca quan dang ky trong hf thong ndy chi don gidn ddm nban vai trfi ngudi giu sfi sdch chda dyng du kifn, khfing cfi quyfin vd cung khflng cfi trdch nhifm ddnh gia tinh phap ly cua van bdn dugc luu giu. De giup ngudi giao dich gidm thifiu riii ro, nguoi ta dgt ra chfi dinh bdo hiem giao dich (title insurance)'': nguoi bdo hiem giao kfit voi ngudi dugc bdo hifim mgt thod thudn, Iheo dfi giao dich dugc bdo ddm an todn, ngogi trd nhung rui ro dugc ke ra trong hgp dfing; trong trufifng hgp xudt hifn nbung kifn cdo ngodi dy kifin, gay thift hai cho nguoi dugc bdo bifim, thi ngudi bdo bifim phdi bfii thufifng.

2. L ^ chon hf th6ng

Dieu quan trgng, thdm chi cfi y nghTa quyfit dinh. Id sy phu hgp giua hf thong va hodn cdnh, dieu kifn cua ddt nudc. Khfing phdi ty nhien md cac nudc xay dyng hf thong phdp ly ve giao dich vd dang ky bdt dfng sdn theo nhiing cdch khdc nhau. Hodn cdnh, dieu kifn cua ddt nudc, cua xa hgi, con nguoi sd tgi cfi the chi phu bgp vdi mgt cdch lam nay ma khflng phu bgp vdi mgt each lam khdc.

2.1. Kinh nghidm ciia cdc nu&c Kinh nghiem cda Phdp. Co nhiing ngudi Phdp rdt ngudng mg bf thflng Tor- rens. Bang chdng Id nba chdc trdch thuc dan Phdp da tdng tim cdch thiet lap bf thflng ndy tgi cdc nudc thufic dia, nhu Maroc, Mada- gascar, Vift Nam'... Co y kien cbo rang.

ngudi Phap xdy dyng bf thflng dang ky Tor- rens tai cdc nudc thufic dia dfi nit kinh nghifm, trudc khi tun each van dung dfi cdi each hf thfing dang ky bdt dgng san tgi Phdp, cdc nudc thugc dia dugc diing nhu nhung chu chugt bgch trong cufic thd nghifm mfi hinh. Nhdn dinh dfi cfi thfi khfing diing, cung cfi thfi nguoi Phdp tbyc sy cfi y dinh dfi, nbung sau khi due kfit kdnh nghifm ciia cdc nudc thuflc dia, lgi thdy vifc dp dung mfl hinh Torrens tren lanh thfi cbinh qufic Id khfing khd thi. Rfit cugc dfin nay, ngudi Phdp vdn duy tri bf thfing dang ky cfing bfi ddt dai. Rieng vung Alsace - Lorraine cfi bf thfing ddng ky tuang doi dac bifit dat duoi thdm quyen cua tod dn vd cfl tac dung thifit lap sy suy doan quyen sd huu cho ngudi dang ky cbo den khi cfi bang chdng ngugc lgi. Trong chimg muc ndo do, cfi the coi bf thfing dang ky ddt dai d vung Alsace - Lor- raine Id ket qud sy dung boa giua be thflng ddng ky xdc lap quyen ciia Ddc vd hf thong dang ky cfing bfi ciia Phdp.

Do viec dang ky khfing cfi tdc dyng thiet lap bang chdng chinh thdc vd khfing thS ddo ngugc ve quyen sd buu, ve mat ly thuyfit, ngudi ta khfing the chi trfing cdy vdo hf thflng ddng ky de xdy dyng mfii trudng giao dich bdt dgng sdn an todn. Tuy nhien, sy kit hgp giua he thfing dang ky va cac dich vu pbap ly dugc cung dng, dac biet la cac dich vy ciia cflng chdng vien, da tgo ra mgt khung bdo hg kha chac chan giiip ngudi giao dich trdnh dugc nii ro.

Mgt trong nhiing vi du mmh bog ve su ket hgp nay lien quan den giao dich mua bdn

Tham khao, vl di^, J.L. McCormadi, Recording, Registration, and Search of Titie, in Thompson on Real Estate, Second Thomas Edition, LexisNexis, New York, 2002, tr. 87vake tiep.

Tham khio, vl dg, J. L. McCormack, Titie insurance, in Thompson on Real Estate, di dan, tt 223 den 322.

F. Teni vi Ph. SImler, Droit dvil - Les biens, Preds Dalioz, Paris, 2006, tt 325. Hi tiidng Torrens dddc ip dgng tai ViH Nam do Sic linh diin tho ngiy 21/7/1925. Sic linh niy luc dSu chicd hiiu lgt t?i Nam Ky. D&i nim 1937, ph?m vi ip d\ing cua Sic linh dutfc md r^ng ra Hi Ngi, Hal Phdng vi tif 1940, ra den toin lanh tiid Bic Ky.

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nhd. Tren nguyen tdc, cbi can dap dng cdc difiu kien cda luat chung, nghTa la chi cdn sy ung thuan cda cdc ben la hgp dfing mua bdn nhd dugc xdc lap va co tdc dung chuyen quyfin sd huu ngay lap tdc. Tuy nhien, tren thuc tfi, cdc ben dya vdo cfing chdng vien de xdy dyng thoa thugn ve vifc mua ban nham bdo ddm sy chat cbe cua ngi dung giao ket, ciing nhu de cfi dugc su trg giup cda cfing chdng vien trong vifc lam ro lich sd vd hifn trgng phdp ly cua tdi sdn, ve cdch hod giai nhiing rac rfii phap ly cfi the xdy ra. Mat khdc, ludt dfii hfii rang co quan dang ky cbi tiep nhgn bgp dflng mua ban de dang ky trong trufifng hgp giao dich dugc lap bang cflng chdng thu^. Quy dinh nay tao dieu kien de cflng chdng vien can thifp vdo vifc xdc lap giao dich bang cdc dich vu co chat lugng nham bdo dara sy an todn cua vifc chuyen dich tdi san.

Kinh nghiem cua Hoa Ky^. O My, hf thong dang ky tren nguyen tac chi co tdc dyng ghi nhan du kifn dugc dang ky dfi luu giu, chd khflng dera lgi ragt tien Icb hay su bdo dam nao cho duong sy, nhu da noi d tren. Quyen dugc dang ky lufin co the bi bdc bo, pbu nhan; ngudi dya vao cac thfing tin lien quan den tdi sdn dugc ghi nhan tai sfl dang ky de giao dich luon cfi nguy co dfli mat vdi nhiing doi bfii cua ngudi khac vfi quyen dfii voi tdi san va bugc phdi thda nhan cdc quyen cua hg, du quyen nay khflng hfi dugc dang ky.

De hfl trg ngudi giao dich, dac biet Id nguoi nban chuyen nhugng, trong vifc giam thieu nii ro khi giao dich, ngudi My dat ra ky thugt bao hiem giao dich (title insurance).

Ca chfi bdo bifim giao dich co the dugc hinh dung nhu sau:

Ehrgc yeu cdu bdo hiem mfit giao dich chuyen nhugng tdi san, cong ty bdo hiem tifin hanh suu tra va tham dinh cdc thfing tin ghi nhan trong cdc so dang ky giao dich.

Nfiu trong qud trinh suu tra vd thdm dinh md phdt hifn khd nang ai dfi se doi hfii cfi quyen dfli voi tdi san, th: cong ty bdo hiem ghi nhdn dieu nay trong mgt bdo cdo gdi cho nguoi cfi nhu cau bao hiem. Cde nii ro dugc canh bao trudc thufifng dugc logi ra khfii pbgm vi bdo hiem: nguoi nhgn chuyen nhugng da dugc canh bao trudc vd phdi cdn nhdc lgi hgi tnrdc khi quyet dinh xdc Igp giao dich. Cung cfi trufifng hgp cfing ty bdo hiem chap nhgn bdo hiem cd dfii vfii nhung rui ro dugc ghi nhdn trong bdo cdo. Difiu chdc chdn la neu xudt hien nbung can trd, tranh chap khfing dugc dy bao trudc, dan den thift hai cbo nguoi dugc bao hiera, thi nguoi bdo hiem phdi den bu.

Cung cfl luc, nhgn thay nhiing bdt tifn vd nhat Id do bdo ddm an todn thdp cua hf thong dang ky luu giu, ngudi My co y dinh thay the hf thong ndy bang hf thfing Tor- rens. Tren thyc tfi, he thfing Torrens da phat trien mgnh tai mgt logt eac tieu bang trong khoang thdi gian td cufli the ky 19 dfin giua thfi ky 20. Tuy nhien, bdng loat nhiing khfi khan ndy sinh sau do, dac bift la chi phi dang ky ban ddu qua cao gay tdra ly ngan nggi cbo ngudi dan khi gia nhgp hf thfing, da khiln vifc phdt trien he thfing gap nhifiu trd ngai. Sau ragt thdi gian nd rfi, "phong trdo" Torrens ddn ddn di vao thodi tt-do khi cdc tifiu bang lan lugt bai bo hf thflng dang

8 Benabent, Droit civil - Les conbats speciaux, Montchrestien, Paris, 1992, tr. 112.

9 Tham khao, J. L. McCormack, Recording, RegistiaOon and Seacrh of Titie, dd, tt 87 den 222.

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ky ndy. Ngdy nay, hf difing Torrens cbi con dugc duy fri fi mfit vdi tifiu bang. Tdt nhien, song song vfii sy nit Iui cua trudng phdi dang ky xdc lap quyfin Id su khfii phyc vi thfi ciia trudng phai dang ky luu giu'". Dfi ciing cfi niem tin eua xa hgi vdo hf thflng ndy, ngudi ta tim each cdi thien chat lugng dich vu bdo hiem giao dich.

3.2. Tnr&nghfp Hit Nam

Vi khd ndng dp dung he thong ddng ky xdc lg.p quyin. Vfi mat ly thuyfit, co thi dp dyng hf thfing Torrens tgi Vift Nara. Trong dieu kifn ddt dai thugc sd hiiu todn dan vd quyin sd dung dat dugc xac lap ban dau bang vifc Nhd nudc giao hoge cho thue ddt, vifc dang k^ ban dau dfli vdi quyfin sd dung dat hodn todn nam duoi sy kifim sodt cua Nhd nudc. Bdi vgy, chi cdn xay dyng ca chfi kiem sodt giao dich tfit la hf thfing dang ky xac lap quyen se van hdnh sufln se.

Tuy nhien, tren thyc te, su vifc lgi hodn todn khflng dan gidn. Phdn Ififn ddt dai sd dung dugc d cac vimg dan cu dfiu da dugc chiem hihi trudc khi cfi hfi thfing pbap luat mdi ve ddt dai xay dyng trfin nguyen tdc sd hihi todn dan dfli vdi ddt. Vifc giao hogc cho thue theo lugt ddt dai moi dfii vdi cdc phdn dat ndy phdi dugc thyc hifn tren co sd uu tien cdn nhdc vifc bgp thdc boa tinh trgng chiem hihi cua ngudi dang tbyc te khai thdc ddt. Dieu dfi cfi nghTa Id trudc khi giao hogc cho thue theo quy dinh mdi dfli vdi dat dang dugc chiem hihi, phai danh gia lgi todn bfl lich sd chiem hiiu dat. Dfi Id cfing viec rat khfi khan, phdc tgp. Khfing loai trd khd ndng

CO quan cfi thdm quyfin pbam sai ldm trong qua trinh ddnh gid, tu do trao quyen sd dung ddt cbo mfit ngudi khfing du difiu kien.

Trong trudng hgp ndy, cdn thda nhan cbo nguoi du dieu kien nhung da hi logi mflt each oan ufing quyen doi Igi cfing bdng trudc tod an. Sy thda nhgn do ciing dfing nghTa voi vifc loai bfi khd ndng xay dyng bf thfing dang ky quyen sd dung ddt theo mfi hinh Torrens vdi nguyen tac thda nhan gid tri khflng the dao nguge ciia vifc dang ky, dac bift Id dang ky ban ddu.

Luqt thtrc dinh. Dau sao, khfing the hinh dung vifc xdy dyng mgt he thfing ddng ky chi de luu giu nhu d My trong difiu kien Nhd nudc tao ra quyen sd dung ddt vd do do, cfi khd nang kiem sodt sy hinb thdnh vd luu thfing cua nfi. Hf thfing dang ky dang van hdnh cfi tac dung thiet lap sy suy dodn vfi quyen sd dyng ddt cbo din khi cfi bdng chdng ngugc lgi dugc tod dn chdp nhan.

Cu thi, theo Lugt Ddt dai nam 2013, Difiu 3 khoan 16, "Gidy chdng nhdn quyfin sd dung dat, quyen sd hiru nba d vd cac tdi sdn khdc gan lien vdi dat Id chdng thu phdp ly de Nhd nudc xdc nhgn quyen sd dyng ddt, quyen sd hiiu nhd d vd cdc tdi sdn khac gan lien voi dat hgp pbap ciia nguoi cfi quyen sd dung ddt, quyen so hihi nhd d vd quyen sfi huu tai sdn khdc gan lien voi ddt". Mgt khdc, theo Dieu 203 khoan 1 Lugt Dat dai nam 2013, "Tranh chap ddt dai ma duong su cfi Gidy chdng nhdn hoac mfit trong cdc loai gidy td dugc quy dinh tai Dieu 100 ciia Ludt

10 NhlSu y kiin trong gidi lu$t hpc cua Phip dm ring, aide khung hoang tai diinh tai My vao nim 2008 cd mgt phSn nguyin nhin tifdd an toin kim cua lii tiidng ding ky bat ddng sin dang van hinh. !>} chi di/a vao si/ k& hgp giOa hi thdng ding ky lull gid' vi hi thing bio hlim giao dich, nhieu ti chut cho vay tiii chip di diSp nhan cap tin di^ng trong nhiiu trudng hdptiisin ttiid^ Ididng cdglibibio dim. Hiu qua la khi cong ty bio hiem giao dich khdng du sut ttiut hiin bidi nhiim bio hlim do sdglao dich ao dupc tiio hiem Ung cao, thi cdng ty dm \^y, thidiap cung khdng thu hdi dupc n^.

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ndy" vd tranh chdp vfi tdi san gdn Ufin voi ddt tbi do Toa an nhan dan gidi quyet".

Kfit hgp cdc quy dinh dfi, cfi the thda nhan rdng, Giay chdng nhgn quyen sd dung ddt Id sy xdc nhgn cua Nhd nudc ve quyen sd dung ddt cda ragt ngudi; nhung sy xac nhgn do khong ddt khoat, khfing chung ket.

Trong trudng hgp tren co sd gidi quyet tranh chip, tod dn noi rdng mgt ngudi nao dfi khdc, chd khflng phdi Id ngudi co ten tren giay chdng nhdn, moi Id ngudi thyc su cfi quyen sd dung dat, thi giay chdng nban dfi se hi thu bfii va mfit gidy chdng nhgn khdc se dugc cdp cho nguoi thdng kifn.

De gidm thieu den mdc co the cac nguy CO xdy ra xung dot sau khi gidy chdng nhan dugc cap, dnh hufifng den chdt lugng vd do an toan cua bf thfing dang ky, mgt logt cac quy tdc lap quy dudi hinh thdc nghi dinh, thfing tu dugc dat ra de dieu chinh quy trinh dang ky ban ddu tai co quan qudn ly ddt dai.

Ho sa dang ky ban dau phai cfi nhiing dau hifu cho thay yeu cdu cap giay chdng nhan quyen sd dung dat la cfl can cd; ca quan dang ky co trach nhiem tim bieu, thu thap thfing tin can thiet, bang cac bifn pbap nghiep vu (nghien cdu giay td, tai lieu, hoi nguoi lara chdng, ngufii co lien quan,...) de dyng lai lich sd phap Iy cua phan dat. Viec dang ky ban dau cbi dugc tbyc hifn mfit khi ket qua thara tra la tich cue, cho thdy khflng cfi hoac it kha nang xdy ra rui ro.

Co quan dang ky ciing co trdch nhiera bao dara tinh lien tuc cua vifc chuyen giao quyen sd dung dat, td ragt nguoi chuyen

nhugng co dang ky sang mfit nguoi nhdn ehuyfin nhugng'^. Tuy nhien, trong khung canh lugt thuc dinh, co quan ddng ky khong CO trdch nhifm vd cung khflng co quyen thdm dinh tinh phdp ly, tnih xdc thyc cua vy ehuyfin dich dugc ddng ky. Viec ndy dugc giao cho ca quan cflng chdng'^. Trong cdc trudng hgp chuyen dich tdi sdn, yeu cau dgt ra dfli vdi cfing chdng viSn la phai lam the ndo bdo ddm cho ngudi nhgn chuyin nhugng nhan dugc tdi sdn td mgt ngudi dugc suy doan Id co quyen chuyen nhugng, nghia Id co quyen sd him nhd, quyen sd dung ddt dugc ddng ky hgp If vd cfi day dd nang lyc giao dich; cflng chdng vifin ciing phdi bdo ddm tai san giao dich khflng hi cam chuyen nhugng do cfi nhirng rdng huge dfli vdi ngudi ehuyfin nhugng, nhu cfi Ifnh phong tod, kfi bien de thi hanh an.

Tat cd nhiing vifc do, suy cho cung, chi cfi tdc dung thiet lap sy che chan tuong dfli trudc cdc nii ro. Co quan cflng chdng khfing the bao dam tinb xdc thyc, hgp phdp tuyft doi cua giao dich dugc cfing chdng. Co quan cflng chung tien hanh cflng chdng ldn sau khong cbiu trdch nhifm ve tinh xdc thyc, tinb bgp pbap cua giao dich dugc cflng chdng lan trudc vd da dugc dang ky hgp If.

Dac biet, cdc nii ro gan vdi vifc dang ky lan dau van cfin y nguyen, bdi co quan cfing chdng khflng co trach nhifm tien hdnh xdc minh ve tinh trgng cua tdi san trudc thdi diem dang ky lan dau.

v i n de nua Id rdt nhieu rang bugc dfii vdi bdt dfing san cfi the dugc xdc lap va phdt

11 Dieu 100 khoan 1 cua Luit Dat dai nam 2013 Hit ke cac loai giay td cd thi dudc coi la dn cd di dddc cap Giay chdhg nhan quyen sii" dung dat chinh thdc. Sif ton tai cua cac loai giay td nay co nguyen nhan td" si/thay doi che do chfnh trj, dan den sif tiiay ddi he thdng phap ly, cdng nhu' tinh trang thiiu on djnh cua phap luit dat dai trong mgt tiidi gian dii sau khi chedg chinh tn XHCN dudc thiet lip.

12 Theo Dieu 188 khoan 3 Luat Dat dai nam 2013, "Viic chuyin dii, chuyin nhifpng, dio thue, cho thue lai, thu^ ke, t$ng cho, thi chap quyen sd dung dat, gop von bing quyen si/ dung dSt phai ding ky t^l cd quan ding ky dit dai va c6 hiiu IWc ki td thdi diim dang ky vao So dia chinh".

13 Theo Luit Cdng chi/ng hien hanh, cong chdng vien phai chiu tiich nhiem vS ti'nh xic thifc vi dnh hgp phip cua hpp dong, giao dich dddc minh chutig nhin (dc Dieu 2, 3, 5).

I NOHIEN CUU an I HOHIEN CUU ,

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sinh hifu luc theo ludt hifn bdnh md khflng can dang ky. Vi dy tieu hifiu Id cdc dia dich.

Ngudi bdn nhd d, theo quy dinh dinh cua phdp ludt, cfi nghia vu thfing bdo cho ngudi mua ve nhung hgn cbe doi voi quyfin sd hihi nhd d (Bg ludt Dan sy Dilu 451 khodn 1).

Nhung ngudi chuyen nhugng quyfin sd dung ddt igi khfing co nghTa vy thflng bdo cho ngudi nhdn chuyen nhugng vfi nbung bgn cbl dfli vdi quyin sd dung dit'"*. Cbua nfii dfin vifc bdn thdn nguoi ban ciing khong bilt gi vl nhung ban chi dfi, do khong dugc nguoi ban trudc dfi cung cip thfing tin. Boi vgy, cfi khd nang nguoi mua mfit bit dfing sdn khflng biet ve sy tfin tgi eua quyfin vl lfii di qua, quyfin tt-fi cda tti bat dgng san khdc, ve su ban che doi vdi quyfin xdy dyng, trfing cay hen bit dgng sdn vi lgi icb cflng cfing,...

Sau khi dinh cu tren bat dfing sdn, cdc dia dich mdi bdt ddu If ra va luc do thi mgi chuyfn da trfi.

Hu&ng hodn thi^n ndo? He thfing xac lap quyin tbyc ra khong phdi la la chdn tuyft dfii an toan cho ngudi cfi quyen dugc dang ky. Lu^t lufin dy kien mgt sfl trufifng hgp ggi Id ngogi If (exception) md vifc ddng ky, du

da hoan tdt, van co the hi buy bfi boat it nhat la bi sda cbiia'^ Mat khdc, vifc xdy dyng hf thfing xac lap quyen dfii hoi chi phi cao, dgc bift Id chi phi ddng ky ban ddu. Mdc do gia tang chi phi ty If thudn vdi mdc do phdc tap ciia qua trinh chifim hihi ddt cua tu nban: ddt tu huu cdng ldu doi, thi lich sd phdp ly cua ddt cdng rac rfii, td dfi, phi xdc mmh, phi bdo hiem nii ro cdng bi dgi len. Chinh cbi phi cao Id mfit phan nguyen nhdn khiln cho phong trao "Torrens hod" bf thflng dang ky bdt dgng sdn cua My hi thdt bai.

Tuy nhien, eiing khfing nen dp dung mo hinh dang ky cfing bfi ddt dai theo kilu Phap. Trong dieu kifn quyen sd dung dat dugc xdc lap ban ddu do quyet dinh cua Nhd nudc, cdn khang dinh vai tro va trdch nhifm cua Nhd nudc dfli vdi sy hifn hiru ciia quyfin nay trong cugc sflng dan sy.

Rflt cugc, mfi hinh dang ky thilt lap su suy doan ve quyen dang van hdnh cfi ve pbu hgp nhdt dfii vfii hf thfing luat phdp ddt dai dya tren nguyfin tdc sd huu todn dan dfli vdi ddt. Cfi the tin rang den mgt luc ndo dfi, cdc nii ro dfli vdi vifc dang ky ban ddu se bien mat do nhieu nguyen nhan: nguoi ty cho la

14 Diiu 442 B$ luit Din sg" quy djnh, trong khudn khi lu$t chung vi hpp dong mua ban, rang ngudi bin cd nghTa vg thdng tin dro ngJiff mua i ^ cich s& dyng tai sin; tuy nhiin, dudng nhW khi quy dinh nhu' tiii, ngWdi lam lu$t liin b/dng din hgp ddng mua bin tii sin tiiu dung vi mua bin hang hoa, hdn la chuyin nhupng bat dgng san, d$c biit li chuyin nhufng quyin sddung dSt.

15 dl nhiiu nudc, cic tiiim phin ding c6 quyen md rgng danh sich ngo^i li trong hi thdng Torrens trin cd sd quyin glii thich phip iu$t cua quan toi: XL Mc Cormack, sdd, tr. 201 va 202.

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cfi lgi ich da chfit, thdi hifu tranh chdp khflng con,... Vdn dl tt-ong ddi hgn Id bdo ddm do an toan cao cho ngudi giao dich khi nhgn chuyin nhugng cdc quyen da dugc dang ky.

Yfiu cdu sfi mgt la lam cho tinh trgng phdp ly cua bdt dfing sdn dugc nban bilt ro rang dfii voi todn xa hgi. Dfi dgt dugc yfiu cdu nay, phdi hodn thien hf thfing lugt phdp theo hufifng cong khai hod, minh bgch hod khflng cbi cac quyen md ca cdc rang bugc, hgn chfi dfii voi bdt dgng san. Chdng ban, phdi quy dinh rdng tdt cd nhung rang bugc nhu Ifnh kfi bien, dia dich deu phai dugc dang ky vdo sfl dia chinh tbi mdi phdt sinh hifu lyc dfii vdi nguoi thd ba, dac bift !a dfii vdi ngudi nhdn chuyen nhugng bdt dgng sdn. Nhimg rdng huge, hgn chfi ndo khfing dang ky thi nhieu lam chi co hifu luc dfii voi cac ben giao ket vd nhat la khfing the gdy philn phdc cho nguoi nhan chuyen nhugng bdt dfng sdn.

Mat khdc, phdi bdo dara dfin mdc cfi the dugc tinh xac thuc, hgp phdp ciia cdc vy chuyen dich. Vai tro cua cflng chdng vien la rat can thiet de dat dugc muc tieu nay. Tuy

nhien, cdn cd co chi ho trg de cong chdng vien cd dugc sy ty tin cdn thifit cho phep phdt huy khd nang ciia minh dfi cung dng cac dich vy chuyen mfin cfi hifu qud vd cfi chdt lugng. Theo cac quy dinh hifn hanh, cfing chdng vien phai mua bdo hifim nil ro nghfi nghifp. Day dugc cho la mgt trong nhiing bifn phap tich cyc nham dgt myc tieu dfi. c i n sfifm hodn thien bien phap ndy dl cfi cbl do bdo hilm nghe nghifp dich thyc.

6 Phdp, cfing vifc cua cong chiing viSn dugc bdo hilm trong khufin khfl mgt hf thfing phdc tgp cho phep chia se nii ro giua cac eong chdng vien. Vifc bdo hiem dugc giao kit giua cflng ty bdo hilm voi hifp bgi cfing chdng chd khflng phdi vdi cd nhan cfing chdng vien. Vdi hf thfing ndy, mgt cfing chdng vien gid dan se co dieu kien tiep sdc gdnh vdc rui ro cbo mgt cflng chdng vien non tre thflng qua vifc dfing gfip vao quy bdo hilm nghe nghifp cong chdng.

Td kinh nghifm cua cdc nudc, sy ket hgp giua dich vu bdo hiem cong chdng va djch vu bdo hifim giao dich pho bien d My Id dieu cfi thi cdn can nhdc trong qua trinh hodn thifn hf thflng dang vdn hdnh d Viet Nam •

Mot so

(Tiep theo trang 47) Theo chdng tfli, ngay khi chua the co mgt nhan thdc thfing nhat, ddy du ve vdn dfi nay thi co che "xuyen rem cflng ty" ma mgt sfi nudc hifn nay dang vifn ddn voi nhung Igp lugn tuong doi phu bgp vd khac phuc dugc mgt sfi ban che, khuyet diem ciia che dinh TNHH thflng qua nhiing vy kifn da dugc gidi quyet tbanb cflng tren tbyc te la mgt CO cbe phdp ly cdn thiet. Sy tfin tgi cua

CO cbe phdp ly nay Id su tfin tgi khdch quan, phu hgp vfii ly Iuan cung nhu nhu cdu cua thuc tien. Sy ddu tranh bdc bfi co chi phap ly ndy bang mgi gid xet den cung se khfing cfi lgi dfli vdi sy phdt triln ciia khoa hgc phap ly^ lln thuc tifin, thdm chi gfip phdn tgok moi trufifng cho cdc hogt dgng sai trdi, lgi dung phap nhdn, Igm dung chi dinh T N g dl tryc lgi ca nhan, choi bo trdi nii ro cho nguoi khdc, cho xa

'4\ NGHIEN CUU

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