Luận án chế độ pháp lý về sở hữu đối với đất đai ở việt nam hiện nay

BO GIAO DUC VA DAO TAO TRUONG BAI HOC LUAT THANH PHd HO CHI MINH PHAM VAN VO CHE DO PHAP LY VE SO HU1J DOI vdl DAT DAI CJ VIET NAM HIEN NAY • • Chuyen nganh: Luat Kinh te Ma so: 62.38.50.01 LUAN AN TIEN SY LUAT HQC A 0 « N,gircn hircmg din khoa hoc; ■ P; T ' PGS TS NGUYfiN THAI PHUC -fl TS NGUYEN DllC CHINH >■ TP.HCM-2009 BO GIAO DUC VA DAO TAO TRVCJNG DAI HOC LUAT THANH PHO HO CHI MINH PHAM VAN VO CHE DO PHAP LY VE SO HLftJ DOI vOl DAT DAI VIET NAM HIEN NAY • • Chuyen nganh: Lu$t Kinh te MS so: 62.38.50.01 LUAN AN TIIiN SY LUAT HQC gtrai hudng din khoa hoc: ' PGS TS NGUYEN THAl PHUC TS NGUYfiN DUC CHINH TP.HCM-2009 Ldl CAM DOAN Toi xin cam doan day la cong trinh nghien cuu cua rieng toi Cac so li§u neu luan an la trung thuc va chinh xac Cac ket qua nghien curu luan an chua timg duQc cong bo bat ky cong trinh nao khac Tac gi& luan an PHAM VAN VO DANH MVC CAC TU VIET TAT GCNQSDB: Giay chung nhan quyen sir dung dat CNXH: Chu nghia xa hQi CTSDB: Chu the sir dung dat CTSDB: Chu the su dung dat KTTT: Kinh te thi trudng LBB: Luat Bat dai LLSX: Luc luong san xuat NN: Nha nude NSDB: Ngudi su dung dat 10.UBNB: Uy ban nhan dan ll.QHSX: Quan h$ san xuat 12.QHSBB: Quy hoach su dung dat 13.QSBB: Quyen su dung dat 14.SHTB: Sd huu toan dan 15.TP.HCM: Thanh Ho Chi Minh 16.VBQPPL: Van ban quy pham phap luat 17.XHCN: Xa hQi chu nghia muc Lyc TRANG Ldl N6l DAU Cliuong TONG QUAN CHE DO PHAP LY VE SO HU*U DAT DAI 1.1 Khai ni$m che dQ phap ly ve so hiru dat dai 11 1.2 Nhirng yeu to co ban chi phoi che d$ sd hiru dat dai o Vi$t Nam hi$n 27 1.3 Litqc sir che dQ scr hiru dat dai d Vi$t Nam 41 Ket luan chirong 74 Chwmg THUt HIEN CHE DO SO HU*U TOAN DAN DOI Vdl DAT DAI VIET • NAM HIEN • NAY VA NHU*NG VAN DE DAT • RA 2.1 Nhirng d£c trirng cua vi$c thiryc hi$n che d$ so hiru dat dai o : 76 Vi$t Nam 2.2 Thye trang phap luyt ve thyc hi$n che dQ so huu toan dan doi voi dat dai o Vi$t Nam hi$n va nhirng van de dat 94 Clurong MOT SO VAN DE VE DOl M6l CHE DO SO HUtJ DAT DAI HIEN • NAY VIET • NAM 3.1 Mpt so van de nhyn th ire 156 3.2 Cac giai phap doi moi che dQ so hiru dat dai Vi$t Nam hi$n 181 Ket luan chuong 215 KET LUAN 207 DANH MUC TAI LIEU THAM KHAO 221 M0C LVC TRANG LdlNOIDAU CHVONG 1: T6NG QUAN CHE DQ PHAP LY VE SO HUU DAT DAI 11 1.1 KHAI NI$M SO HUU VA CHE DQ PHAP LY VE SO HUU DAT DAI 11 1.1.1 Khai ni£m ve so* huu 11 1.1.1.1 Cac quan diem bien ve sb huru va che dp sb huu 11 1.1.1.2 Ve vai tro cua che so huu nen kinh te thj truong theo djnh hudng XS hQi chu nghia b Viet Nam 14 1.1.2 Khai ni$m che phap ly ve sb huu doi vbi dat dai 17 1.2 NHlTNG YEU TO CO BAn CHI PHOI CHE DQ sd HUU DAT DAI VIET NAM HIENNAY .27 1.2.1 Quan he sb huu dat dai la quan he mang tinh nen tang 27 1.2.2 Che d§ sb huu dat dai bi chi phoi dac bi$t bbi yeu to truyen thong-lich sb 29 1.23 Che sb huu dat dai bi chi phoi bbi nguon goc cua dat dai va nhu cau thiet yeu cua xa hoi sb dung dat dai 30 1.2.4 Che sb huu dat dai bi chi phoi boi tinh co dinh ve khong gian va nhung yeu to anh hubng den gia trj cua dat dai 31 1.2.5 Che sb huu dat dai luon phai duyc xem xet moi tuoug quan vbi che sb huu tai san gan lien vbi dat 33 1.2.6 Tham khao cac mo hinh sb huu dat dai tren the gibi 35 1.3 LU0C SI/CHE DQ SO HUU DAT DAI V®T NAM 41 1.3.1 Trong thoi ky phong kien 41 1.3.1.1 Cac hinh thuc sb huu dat dai b Viet Nam dubi thbi phong kien 41 1.3.1.2 Nh^nxetvabai hoc kinh nghiem 46 1.3.2 Trong thoi ky Phap thu§c 52 1.33 Che d$ sd huu dat dai d Mien Nam va Mien B5c tu sau thdi ky Phap thu§c den llien phap 1980 57 1.3.3.1 Mien Bac trade 1975 57 1.3.3.2 Q Mien Nam trade 1975 59 1.3.3.3 Trongpham vi c&nudc tu 1975 den 1980 62 1.3.4 Che so* huu toan dan doi vol dat dai tir llien phap 1980 den 65 Ket luan chuong 74 CHUONG 2: THQ*C HlfN CHE DQ SO HUU TOAN DAN D6l VOl DAT DAI O VI$T NAM Hlf N NAY VA NHlTNG VAN Dfc DAT RA 76 2.1 NHUNG DAC TRUNG CUA VI$C THVC HI£N CHE DQ SO HUU TOAN DAN DOI vdl dAt DAI VIET NAM HIEN NAY 76 2.1.1 Quyen so* hu u toan dan doi vdi dat dai dupe thuc hi£n thong qua co* che dai di?n vdi nhung tang cap, phuo'ng thuc thuc hien da dang cung su* dan xen cua cac yeu to chinh tri, quyen luc cong cong va tai san 76 2.12 Dat dai khong the la doi tupng cua quan he dich chuyen quyen sd hu u 88 2.13 Vi$c thuc hien quyen sd huu dat dai cua Nha nude khac vdi vife thuc hien quyen sd huu doi vdi cac tai san khac nham dam bao su* cong bang vi£c tiep can va thuc hien quyen khai thac sir dung dat cua cac chu the thu(}c cac phan kinh te khac 91 2.1.4 Co su* khong thong nhat giua che phap ly doi vdi dat dai va che phap ly Vi^ChJ dp phapl^Kdoi vdi tai san tren dat 93 2.2 THQC TRANG PHAP LUAT VE THQC HIEN CHE DQ SCI HUU TOAN DAN DOI vdi dAt DAI VIET NAM HIEN NAY VA NHUNG VAN DE DAT RA 94 2.2.1 He thong chu the thuc hi$n quyen sd huu toan dan doi vdi dat dai va nhung van de dat 94 2.2.1.1 Cac co quan nha nude co tham quyen 94 2.2.1.2 Ngudi su dung dat 99 2.2.1.3 Cac chu the khac tham gia vao quan he phap luat dat dai 102 2.2.2 Thue hif n che d§ so* huu toan dan doi vol dat dai thong qua chinh sach tai chinh va nhung van de dat 103 2.2.2.1 Ve van de gia dat 103 2.2.2.2 Ve van de gia tri quyen sir dung dat moi tucmg quan vdi quyen va nghia vu ciia ngudi su dung 108 2.2.2.3 Ve van de nguon thu ngan sach nha nude tir dat va dieu tiet thj trudng bang cong cu tai chinh 110 2.23 Thye hi£n che sd huu toan dan doi vol dat dai thong qua hoat dQng quy hoach, ke hoach sir dung dat va nhu ng van de dat 113 2.2.4 Thye hi$n che sd huu toan dan doi voi dat dai thong qua hoat d(}ng giao dat, cho thue dat va nhu ng van de dat 118 2.2.4.1 Ve hinh thuc va doi tuong giao dat, cho thue dat 119 2.2.4.2 Ve can cu giao dat, cho thue dat 123 2.2.4.3 Ve han muc giao dat 128 2.2.5 Thye hien che sd huu toan dan doi vol dat dai thong qua hoat dong thu hoi dat va nhung van de dat 129 2.2.5.1 Ve cac trudng hop thu hoi dat .130 2.2.5.2 Ve van de boi thudng, ho trq, tai djnh cu Nha nude thu hoi dat 134 2.2.6 Thuc hien che sd huu toan dan doi voi dat dai thong qua cac quy dinh ve quyen va nghia vu cua ngudi sd dung dat va nhung van de dat 140 2.2.6.1 Quyen cua ngudi su dung dat cang dupe md rQng vdi y nghia la quyen tai san 141 2.2.6.2 Nghia vu cua ngudi su dung dat cang dupe xac dinh phii hup vdi ban chat quan he tai san giua Nha nude vdi ngudi sir dung dat va co che thj trudng 143 2.2.6.3 NQi dung quyen va nghia vu cua ngudi su dung dat nhieu diem bat hop ly 145 Ket luan chuong 154 CHUONG 3: MQT S6 VAN BE Vfc Bdl M(h CHE BQ SQ HUU BAT BAI HIEN NAY VIET NAM 156 3.1 MQT SO VAN DE NHAN THU*C 156 3.1.1 Nhan thuc ve van de tu* nhan hoa dat dai 156 3.1.2 Nhan thuc ve ban chat moi quan h£ giua Nha nuo*c vol ngudi su* dung dit 173 3.2 CAC GlAl PHAP Ddl M6l CHE DQ SO HlTU TO AN DAN DOI Vdl DAT DAI VI$T NAM HI$N NAY 181 3.2.1 Ve phu*o*ng thuc thuc hien quyen su* dung dat 181 3.2.2 Ve hinh thuc su* dung dat 185 3.23 Hoan thi£n cac quy dinh ve quyen va nghia vu cua nguo*i su* dung dat va chinh sach tai chinh dat dai 189 3.2.2.1 Tao su binh dang ve quyen va nghTa vu giua cac chu the su dung dat 189 3.2.2.2 Tiep tuc ma rQng quyen cua nguai su dung dat ve nQi dung va doi tupng 193 3.2.2.3 Can phai doi mdi chinh sach tai chinh dat dai tren co so ket hpp hai hoa lpi ich cua Nha nuac va cua nguai su dung dat, bao dam su tuang quan giua quyen va nghTa vu 197 3.2.3 Mot so kien nghj cu the khdc 204 3.2.3.1 Ve van de quy hoach, ke hoach su dung dat 204 3.2.3.2 Ve van de dieu tra, khao sat, dac, lap, quan ly ho sa dia chinh va dang ky quyen su dung dat 205 3.2.3.3 Ve van de bao dam su dong bQ cua che phap ly doi vdi dat dai va cac che dQ phap ly khac co lien quan 207 3.2.3.4 Ve van de thu hoi dat 208 3.2.3.5 Ve van de tiep can thong tin va su tham gia giam sat cua nhan dan 211 3.2.3.6 Ve van de bao v? quyen va lpi ich hop phap cua nguai su dung dat 212 Ket luan chiro*ng 215 KET LU AN 207 DANH MQC TAI LIEU THAM KHAO 221 Ldl NOI DAU Tinh cap thiet cua de tai doi vdi dat dai co y nghTa quyet dinh thuc day sy phat trien kinh te - xa hQi cua dat nude Vi$t Nam, Hien phap 1980 va Hien phap 1992 deu quy dinh dat dai thuQC SHTD NN thong nhat quan ly Viec thyc hien quyen SHTD doi vdi dat dai theo quy dinh cua LDD 1987, LDD 1993 va LDD 2003 thdi gian qua da dpt dupe nhieu tien bp mang tinh dot pha Dat dai tu mQt lopi tai san “vd gia”, thieu mQt ngudi chu gan bo vdi dat dai Mng ca quyen lpi va trach nhiem, bi su dung lang phi da trd hang hoa, cd dupe ngudi chu thuc su, quan he dat dai tung budc van dQng theo co che thi trudng, hieu qua su dung dat cang dupe nang cao Tuy nhien, ben canh nhung tpu da dat dupe, chua thiet ke dupe mpt mo hinh thuc hien quyen sd huu dat dai vdi muc tieu, tieu chi va budc di thich hpp nen che sd huu dat dai d nude ta hien van nhieu han che can phai khac phuc nhu: chua cd su phan dinh rd rang yeu to quyen lpc va yeu to tai san quan he giua NN vdi NSDD, su binh d^ng giua cac CTSDD nhat la giua cac chu the nude vdi chu the nude ngoai chua dap ung dupe yeu cau cua xu the hpi nhpp; can cu tiep can quyen va nghTa vu cua NSDD qua phuc tap, thieu khoa hQC, tinh tuomg quan giua quyen va nghTa vy mang tinh hinh thuc nhat la giua nghTa vy theo luat dinh va quyen tren thuc te, chinh sach tai chinh dat dai to lac hau, chua dieu tiet cd hieu qua thi trudng bat dpng san, gay that thoat tai san NN, pha vd tinh thong nhat cua thi trudng QSDD; phuomg thuc thyc hien quyen sd huu xo cung, thieu tinh linh hoat lam phat sinh thu tyc hanh chinh rudm ra, co che “xin - cho” va gia tang chi phi giao dich; sy cong khai, minh bach quan ly va sir dyng dat dai mang tinh hinh thuc dan den tinh trang thieu cong bang tiep can QSDD va anh hudng xau tdi hieu qua kiem tra, giam sat cua ngudi dan; chua cd co che bao ve quyen va Ipi ich chinh dang cua NSDD mpt each hieu qua nhat la thu hoi dat, giai quyet khieu npi va tranh chap dat dai Nhung han che tren ket hpp vdi sy nua vdi, thieu nhat quan ap dyng co che thi trudng va thieu kien quyet xu ly hanh vi vi pham phap luat dat dai lam cho hieu 217 KET LUAN Che dp phap ly ve sa hiru dat dai hien d Viet Nam dang la van de thu hut dupe sp quan tam cua NN, cac nha nghien cuu, dai bo phan dan chung cung nhu cac nha dau tu va ngoai nude Ke tu ban hanh Hien phap nam 1980 den nay, da co ba dao luat dat dai dupe ban hanh Mac du da dat dupe nhieu tien bo dang ghi nhan, nhung chinh sach dat dai cua chung ta hipn van nhieu han che can kh^c phuc dan den vipc sua ddi LDD 2003 da dupe dua vao chuong trinh, ke hoach cua Quoc hoi Nguyen nhan cua tinh trang chu yeu la chua giai quyet tot quan he sd huu dat dai nhat la to chuc thuc hien Tu viec nghien cuu nhung van de ly luan, lich su va thuc tien thuc hien che sd huu dat dai d Viet Nam lam cu sd cho viec dua nhung kien nghi cho viec doi mdi che sd huu hien nay, tac gia xin dua nhung ket luan sau: Do tam quan trpng cua quan hp sd huu ndi chung va cua dat dai san xuat va ddi song, quan he sd huu dat dai co y nghTa dac biet quan trpng ddi vdi tat ca cac quoc gia d mpi thdi dai Vdi y nghTa la toan bo cac quy pham phap luat dieu chinh cac quan he xa hoi phat sinh xac lap va thuc hien quyen sd huu dat dai, phan anh quan he sd huu ve mat kinh te, che sd huu dat dai can phai dupe xay dung va van hanh theo quy luat khach quan Trong xay dung va to chuc thuc hien che sd huu dat dai, viec xac dinh dung muc dich cua che sd huu co y nghTa quyet dinh den viec xac lap hinh thuc sd huu va cau true npi dung quyen sd huu phu hpp O bat ky che nao, muc dich quan trpng nhat cua che sd huu la phai phat huy tdi da tiem nang cua doi tupng sd huu dpng lang phi, kern hieu qua Qua nghien cuu nhung dac trung cua quan he sd huu dat dai, cac md hinh so huu dat dai tren the gidi va lich su quan he sd huu dat dai d Viet Nam cho thay, ndi dung cua quyen sd huu dat dai cd sp han che so vdi quyen sd huu doi vdi cac loai tai san khac Chu sd huu tu nhan ddi vdi dat dai, vi lpi ich chung bupc phai san se mpt sd 218 quyen nang sd huu cho NN va chu sd huu dat dai la NN cung buoc phai trao QSDD cho to chuc, ca nhan Do vay, su khac giua cac md hinh sd huu suy cho cung cung chi la su khac ve hudng tiep can Do sai lam viec xac dinh muc dich cua che sd him tu lieu san xuat xay dung CNXH, chung ta da tuypt doi hoa hinh thuc cong huu doi vdi dat dai Hau qua cua sai lam da lam cho dat dai mat di mpt ngudi chu thuc su, hipu qua su dung dat dudi muc tiem nang va gay anh hudng xau tdi ddi song cua nhan dan va su phat trien kinh te-xa hQi Trong dieu kien KTTT va xu hudng hoi nhap quoc te, che dp sd huu dat dai d nude ta da co su doi mdi sau rong ve muc dich va phuong thuc to chuc thuc hien Nham nang cao hieu qua su dung dat, dua quan he dat dai van dong theo quy luat cua kinh te thi trudng va thuc hien nhung cam ket quoc te, LDD 1993 va LDD 2003 da tung budc md rpng quyen cua NSDD va ngoai nude theo hudng thua nhan QSDD la quyen tai san, la doi tuang luu thong dan su, viec dieu phoi dat dai qua cac tang cap dupe thuc hien tren co sd quan he thi trudng, gia ca cua dat dai va gia tri QSDD da trd can cu quan cho viec xac dinh quyen va nghTa vu cua NSDD Chinh sach dat dai da tao dieu kipn cho tai nguyen dat dai trd nguon luc quan trQng cho su phat trien kinh te - xa hoi Ben canh nhung tirn da dat duac, chua thiet ke duac mot md hinh thuc hien quyen SHTD doi vdi dat dai mang tinh he thong, bai ban vdi nhung giai phap va budc di thich hop ma qua trinh thuc hien quyen sd huu dat dai thudng mang tinh bj dpng, qua nhieu khoang cho nhung may mb, thu nghiem Cho den nay, chung ta van chua co dupe nhung phuong thuc thuc hien quyen sd huu dat dai phu hpp vdi yeu cau thuc tien, yeu to tai san va yeu to quyen luc moi quan he giua NN vdi NSDD van chua dupe phan dinh ro rang tu nhan thuc Chinh sach tai chinh dat dai to lac hau va nhieu tan du cua co che bao cap Han che cua chinh sach tai chinh ket hpp vdi su thieu cong khai, minh bach quan ly va su dung dat da tao manh dat mau ma cho su phat trien cua nan tham nhung, cua “chu nghTa than huu” Qua nghien cuu ve cau true quyen sd huu va quan he sd huu cho thay, che dp SHTD doi vdi dat dai khong can trd viec dua quan he dat dai van dong theo co che 219 thi truang va thirc hien cac cam ket quoc te qua trinh hoi nhap Viec tu nhan hoa dat dai d Viet Nam khong nhat thiet phai la tu huu hoa ma co the tien hanh theo phuong thuc trao quyen nang so huu cua NN cho tu nhan de ho khai thac su dufig dat dai cua NN, dua QSDD vao luu thong nhu mot loai hang hoa Su ma rpng quyen nang cua NSDD tat se dan den su thay ddi ve luang tao tien de cho su thay doi ve chat mpt each ty nhien theo quy luat Can phai thay duuc nhung dac trung cua viec thuc hien che dQ SHTD doi vdi dat dai dieu kien KTTT, tren ca sd dd dua nhung giai phap han che nhung tac dpng tieu cue, phat huy tiem nang cua dat dai thong qua viec chuyen hda nhung yeu to ben ngoai (quyen sd huu cua NN) nhung yeu to ben (quyen cua ngudi su dung) mot each cdi md bang nhung giai phap thich hap va cong bang Ve mat nhan thuc, ban chat mdi quan he giua NN vdi NSDD la quan he tai san mang tinh tuong tac da chieu duac thuc hien bdi cong cu quyen luc De co phuong thuc thyc hien quyen sd huu dat dai phu hop can phan dinh rd yeu to tai san va yeu to quyen lye 10 Can nhan thuc dung ban chat cua co che thi trudng va vai tro cua no thyc hipn quyen sd huu dat dai de co sy kien quyet va nhat quan viec ap dyng Viec truang quyen su dung dat bi pha va, thi trudng mang tinh lai tap giua nhan to thj trudng va tan du cua co che bao cap 11 Ve cac giai phap cu the, dong thdi vdi viec bao dam tinh cong khai, minh bach quan ly va su dung dat dai, hoan thien cac quy d|nh cua phap luat ve thu hoi dat, kien toan cong tac lap va quan ly hd so dia chinh nhiem vu tarn thdi gian tdi la can tap trung ddi mdi phuong thuc thuc hien quyen sd huu va chinh sach tai chinh dat dai Ve doi mdi phuong thuc thuc hien quyen sd huu, qua phan tich, chung minh da cho thay su xa cung cua cua md hinh giao dat cho thue dat dupe thuc hien bdi UBND va tinh kha thi, su phu hap cua md hinh uy thac viec thuc hien quyen sd huu dat dai cho doanh nghiep Trong chinh sach tai chinh dat dai, trudc het can phai ap dung triet de va nhat quan viec dieu phoi dat dai tren co sd gia tri that cua dat, gia ca cua dat dai can phai xac dinh va ap dung theo dung quy luat cua 220 KTTT, nghTa vy tai chinh cua NSDD phai dam bao tinh tuong quan vdi quyen tren thyc te 12 Nhung giai phap doi mdi quan he sd huu dat dai chi cd the dem lai hi$u qua neu chung ta thyc hien chung mQt each dong bQ vdi mQt thai dQ kien quyet va nhat quan tren co sd nhan thuc duyc tinh tat yeu cua no Neu khong, se khong tranh khdi sy doi mdi mang tinh thy dQng, chinh sach chay theo thyc tien nhu la sy nhuyng bQ tung budc trudc yeu cau cua thyc tien va LDD lai phai lien tuc sua doi, bo sung DANH MUC TAI LIEU THAM KHAO DANH M(JC TAI LIEU THAM KHAO TIENG VIET Phuong Anh (13:54 09/01/2008), Quan ly sir dung dat tot se tang thu cho ngan sach gdp 2-3 ldn~ http://www.monre.gov.vn/MONRENET/default.aspx?tabid=207&idmid= &ItemID=37767 Van Anh (15:37’ 06/11/2007 (GMT+7)), Dai bieu QH dd nghi hap nhdt so do, sd hong, http://vietnamnet.vn/chinhtri/2007/ll/753354/ Avinash K Dixit - Bary J Nalebuff (2007), Tu chien lucre, Nxb Tri Thuc Do TrQng Ba (1994), Van de sd huu thdi ky qua a Viet Nam, luan an tien si khoa hpc kinh te GS.TS Vu Dinh Bach - GS.TS Ngo Huy Giao (1996), Doi mdi chinh sach vd ca che quan ly kinh te bao dam tang trudng kinh td ben vfrng, Nxb Chinh tri quoc gia Ban tin Bo Tai Nguyen va Moi Truong, Thanh tra Chinh phu ket luan vd nhirng sai pham tai Khu lien hap cong nghiep - dich vu - thi Binh Duang: Vi pham nghiem Luat Ddt dai, tqo ke hd cho nha ddu tu yeu kern true lqi, http://www.monre.gov.vn/monreNet/default.aspx?tabid=207&idmid=&It emlD=60608 Bao cao cua Tong epe dia chinh trinh Chinh phu ve tong ket 05 nam thi hanh LDD 1993-1998 Bao cao so 764/TT-CP-V.I 18 thang nam 2007 cua Thanh tra Chinh phu v6 ket qua tra vipc xet cap GCNQSDD va quyen so huu nha & nam 2006 Bao Lao D$ng online, Xet xu sa tham (ldn thu 2) vu an tham nhung ddt dai a Do San, http://www.laodong.com.vn/Home/Xet-xu-so-tham-lan- thu-2-vu-an-tham-nhung-dat-dai-o-Do-Son/20076/41638.1aodong 10 Bao Phap Luat Tp.HCM online, Nguyen Pho thu tuang Nguyen ngoc Trim: Nguai thdi ngon lua doi mdi nong nghiep, http://www.phapluattp.vn/news/can-canh/view.aspx?news_id=208618 11 Bao Thanh Tra Online, TP.HCM: Cham dut “xen” dat nghTa trang liet si cho thue http://wwwthanhtra.com.vn/Default.aspx?tabid=55&newsid=1074 12 Bao Tuoi Tre online, Du an khu thi Nam Thang Long, Ha Noi: Nha nude thiet hai 3.000 ti ddng quyet dinh duyet gid dat cua UBND TP Ha Noi, http ://www.tuoitre.com vn/Tianyon/Index.aspx?ArticleID=164277&Chan nelID=3 13 Tripu Thach Bao - Duong Man (1998), Ban ve Kinh te thi trudng Trung Quoc, Nxb Chinh tri quoc gia 14 Dong Bac, Xet xu vu chia chac dat tai Quan Nam (Hai Phong), http://www.thanhnien.com.vn/news/Pages/200909/20090224000858.aspx 15 Tran Thanh Binh (23:07:00, 12/02/2008), Khi gid nha ddt tang phi md, http://wwwl thanhnien.com.vn/Nhadat/2008/2/13/225851 tno 16 Tran Thanh Binh, Cac doanh nghiep dia oc: Ngan hang ngimg cho vay, chi co nude chet! http://www ■thanhnien.com.vn/Nhadat/2008/2/23/227008.tno 17 Tran Thanh Binh (2008), Gid ddt tang, hudng lai?, http://web.thanhnien.com.vn/Nhadat/2008/2/22/226917.tno 18 Bq luat Dien dia cua ViptNam epng hoa, Nha in cong bao 1953 19 Bq Tai nguyen va Moi trudng (2007), Bao cao 133/BC-BTNMT vd kdt qua rd soat va dd xudt sua ddi, bd sung cac quy dinh ve quy hoach, kd hoach su dung dat 20 Bq Tai nguyen va Moi truang (2008), Du thao Luat sua doi bd sung mot sd dieu cua Luat Ddt dai 2003 Bq Tai nguyen va Moi truang (2008), Dy thao Tor trinh ve' Dy an Luat sira ddi, bo sung mot so dieu cua Luat Dat dai C.Mac- Ang ghen, Tuyen tap (1980), tap 1, Nxb Su that, Ha Npi C Mac- Ph Ang ghen, Tuyen tap (1980), tap 4, Nxb Su that, Ha Npi C.Mac (1963), Tubdn, quyen III, tap II, Nxb Su that, Ha Npi C.Mac (1979), Tir ban, quyen I, tap II, Nxb Su that, Ha Npi C.Mac - Ph.Anghen, Tuyen tap (1983), tap V, Nxb Ha NqL C.Mac- Ang ghen, Toan tap (1993), tap 13, Nxb Su that, Ha Npi C Mac - Ang ghen, Toan tap (1994), tap 25, ph II, Nxb Chinh tri quoc gia C.Mac, Ang ghen, Toan tap (1995), tap 21, Nxb Su that, Ha Npi Nguyen Thi Cam, Che dinh quydn sir dung ddt trongphap luat Viet Nam, Luan van thac sy luat hoc, trudng dai hoc luat Ha Noi, 1997 Nguyen Thi Cam (2005), Vdi suy nghi vd quyen sir dung ddt - Mot loai tdi san dac thu, Tap chi Khoa hpc phap ly, (01), (3-7) PGS.TS Pham Thi Can - PGS.TS Vu Van Phuc - PGS.TS Nguydn Van Ky (2003), Kinh te hyp tac ndng nghiep d nude ta hien nay, Nxb Chinh tri quQc gia Quang Can (2006), Tiep tuc ddi mdi tu vd sd htru xa hoi chu nghia, Tap chi cpng san, (16), (30-33) Chinh phu nuac Cpng hoa XHCN Viet Nam (1995), Bao cao 93/BC-CP ve tinh hinh cdp gidy chung nhan quyen sir dung dat Le Huy Chu (1961), Lich tridu hidn chuomg loai chi, Nxb Su hpc, Ha Noi PGS TS Nguyen Cue (2005), Mot so vdn de vd sd hiru nha nude ndn kinh te thi trudng dinh hudng xa hoi chu nghia, Tap chi cong san, (14), (41-45) Ngo Huy Cuang (2003), Tong quan vd luat tai san, http ://www vnu.edu vn/en/contents/index.php?lD=861#bai6 TS Nguyen Sy Dung (12:04' 07/08/2006 (GMT+7)), Chong tham nhung: Phai xac dinh dung uu tien http://vietnamnet.vn/nhandinh/2006/08/599351/ 39 PGS.TSKH Nguyen Van Dang (2005), Mdy vdn dd ve' c/?e sd hiru vd phdn kinh ted nude ta, Tap chi epng san, (24), (12-16) 40 Nguyen Dinh Dau (1992), Che cong dien, cong tho lich sir khan hoang lap dp d Nam Ky, Nxb TP.HCM 41 Nguyen Dinh Dau (1993), Be cucrng lucre sir che ruong dat d nude ta tir nguyen thiiy den 1975, Hpi dong khoa hpc xa hpi TP.HCM 42 GS TS Nguyen Dien - Tran Due - Tran Huy Nang (1993), Kinh te trang trai gia dinh tren the gidi vd Chau A, Nxb Thdng ke 43 TS Nguyen Ngpc Dipn (2004), Bo luat dan su Viet Nam: Mot each van dung BLDS Napoleon he thong phap ly dua tren quydn SHTD ve dat dai, Hpi thao 200 nam BLDS Phap, Nha phap luat Viet-Phap 44 TS Nguyen Ngpc Dien (Thursday, 19 April 2007, 05:00:16), Luat vd quyen r ? tai san cua Trung Quoc nhin tir Viet Nam - Luat ta tot hem, nhung http.7/my.opera.com/smalldreams/blog/2007/04/19/luat-ve-quyen-tai-san- cua-trung-quoc-nhin-tu-viet-nam-luat-ta-tot 45 Huy Due (2007), Tinh than Hien Phap, Bao Sai Gon tiep thi, (09), (16) 46 PGS TS Tran Dinh Hdo (1990), ATri/ so van de phap ly vd quyen sd huu nha nude ddi vdi tu.lieu san xuat viec doi mdi ccr che kinh te d Viet Nam, De tai cap bp: Che so huu nen san xuat hang hoa nhieu phan di len chu nghia xa hoi o nuoc ta, Vien Nha nuoc va Phap luat 47 PGS.TS Tran Dinh Hao (2003), Vd cac quy dinh ve' viec ngudi Viet Nam dinh cu d nude ngoai, to chuc, cd nhdn nude ngoai sir dung dat tai Viet Nam Du thao Luat Ddt dai sira ddi, Tap chi Nha nuoc va Phap luat (10), (22-24) 48 PGS TS Ha Thi Mai Hien (2000), Quyen sd huu cua cong dan d Viet Nam, Luan an Pho Tien sy luat hpc, Ha Noi 49 Hpc vi$n tai chinh (2008), Kien thirc chung kinh doanh bat dong san Chuyen dd thi trudng bdt dong san, Bo mon dinh gid tdi san, (21-22) 50 Quach Cong Huan (2005), Kinh nghiem quan ly ddt dai vd mdi trudng d bang Tay Australia vd bang Victoria, Tap chi Tai nguyen va Moi truong, (10), (38-40) 51 PGS.TS Lam Quang Huyen (2007), Van de ruong dat d Viet Nam, Nxb Khoa hQc xa hQi 52 Quoc Khanh (29-03-2008 00:21:18 GMT +7), Ndng dan mat ruong, http://www.nld.com.vn/tintuc/chinh-tri-xa-hoi/cau-chuyen-homnay/219496.asp 53 Doan Khoi (15:09 08/01/2008), Dat cong quan 8: “Cdp tren”phungphi han nira trieu met vuong (http://www.monre.gov.vn/monreNet/default.aspx?tabid=207&ItemID=3 7728 54 Le Kien (07-03-2008 00:18:09 GMT +7), Hd Noi: Ngudi dan dung 57% tien den bu dat de xay nha, http://www.phapluattp.vn/news/nha-nuoc/view.aspx7news id=211059 55 GS Tuong Lai (10:41:46 19/07/2006), Ban ve von xa hoi, http://walkaway.thegioiblog.com/print?id=656 56 Ngo Sy Lien (1971), Dai viet sir ky toan thu, Nxb Khoa hoc xa hpi, Ha Npi 57 Kim Long, Co tung tin gay nhieu cac khu dat “vang”, http://www.baomoi.com/Home/PhapLuat/www.thanhnien.com.vn/Cotung-tin-gay-nhieu-cac-khu-dat-vang/2539711 epi 58 V.C.Mai - Nhu H3ng (27/06/2007,05:07), TP.HCM: Vincom - “c/wi” mdi cua khu “ddt vang”, http://diaoc.tuoitre.com.vn/Tianyon/lndex.aspx? ArticlelD:=207656&Chan nelID=3 59 Me Cullough (1996), Cong ty Deacons Graham & James, Luat dat dai vd Luat ddu tu nude ngoai thdi ky doi mdi, Bai phat bieu tai hoi thao phap luat huang tdi ca che thi trudng theo dinh hudng XNCN tai Ha Noi 28/8/1996 60 Michel Fromont (2006), Cac he thong phap luat tren the gidi, Nxb Tu phap, Ha Npi 61 Do Minh, Khieu kien 2007: Dal dai van ndng nhdt http;//www.phapluattp.vn/news/nha-nuoc/view.aspx?news_id=208960 62 Kieu Minh - Quy Nhan (17:03 23/05/2006), Vao WTO, ddt dai Id sd huu toan dan? http://www.agenda21.monre.gov.vn/default.aspx?tabid=361&ItemID=27 69 63 Dang Nam - Vi^t Hung, Da Nang: Goc khuat cua nhtmg khu ddt "vang", http://wwwtuoitre.com.vn/Tianyon/Index.aspx?ArticleID=227094&Chan nelID=204 64 N.L Co - Dua - Ro (1976), Quyen sd huu nha nude ddi vdi ddt dai d LienXd, Tap chi Luat hoc, (02), 57-61) 65 PGS.TS Pham Huu Nghi (2005), Vai trd cua Nha nude viec thuc hien quyen sd huu toan dan ve dat dai, Tap chi Nha nude va Phap luat, (01), (51) 66 PGS.TS Pham Duy Nghia (2004), Chuyen khao Luat kinh td, Nxb Dai hoc quoc gia Ha N$i 67 PGS.TS Ph^m Duy Nghia (2003), Quyen su dung dat thi trudng bat dong san, Tap chi Nha nude va Phap luat, (10), (18-21) 68 Ph^m Duy Nghia (2002), Quyin tai san.trong cai each kinh te: quan niem, mot vdi bdi hoc nude ngoai vd kien nghi, Tap chi Nghien cuu Lap phap, (11), (42-51) 69 Nhung Nguyen (21/02/2008, 23:32 (GMT+7)),Tang sdc thue de dieu tiet phdn gid tri tang them tu ddt? http://www.sggp.org.vn/xahoi/2008/2Z143720/ 70 Nghia Nhan (26-12-2007 23:22:44 GMT +7), Nam 2008: Tap trung tra co phdn hoa, quan ly ddt cong, http://www.phapluattp.vn/news/nha-nuoc/view.aspx?news_id=206648 71 Le Di Ninh (1998), Dai tu dien kinh te thi trudng, Vien nghien cuu va bien tri thuc bach khoa , Ha N$i 72 GS TSKH Le Du Phong (2007), Thu nhap, ddi song, viec lam cua ngudi cd ddt bi thu hoi di xay dung cac khu cong nghiep, khu thi kit cau tdng kinh te-xa hoi cac cong trinh cong cong phuc vu lai ich quoc gia, Nxb Chinh trj quoc gia 73 Th.s Dang Anh Quan (2006), Ban ve gid ddt cua nha nude, Tap chi Khoa h(?c phap ly, (05), (20-27) 74 GS TS Truong Huu Quynh (1992), Che ruong dat d Viet Nam tu thd ky IX-XVIII, Nxb KHoa hQC xa hpi, Ha Nql 75 Le Van Su - Nguyen Quang Tuyen (2006), Su tiep can mot sd vdn dd ly luan vd vai tro can thiep vd dieu tiet cua nha nude doi vdi thi trudng bdt dong san, Tap chi Nha nuoc va Phap luat (04), (36-41) 76 Nguyen Van Thanh (2005), Tong quan ve chd sd hum, Vd chd sd huu - Bdi hoc tir cac nude, Nxb Chinh tri quoc gia 77 Th.s Luu Quoc Thai (2005), Phap luat dat dai vd vdn de khung phap ly cho thi trudng bdt dong san d nude ta, Tap chi khoa hoc phap ly (01), (14-25) 78 Th.s Luu Quoc Thai (2007), Qua trinh “thi trudng hoa dat dai ” d Trung Quoc - Mot so danh gid vd bdi hoc kinh nghiem, Tap chi khoa hQC phap ly (02), (14-19) 79 Th.s Luu Quoc Thai (2006), Vd giao dich quydn sir dyng ddt theo phap luat hien hanh, Tap chi Nha nude va Phap luat, (07), (56-62) 80 PGS.TS Nguyen Van Thao - TS Nguyen Huu Dat (2004), Mot sd vdn dd vd sd huu d nude ta hien nay, Nxb Chinh tri quoc gia 81 Dinh TrQng Thing (2002), Sd hiru tu nhdn vd dat dai hay vd quydn sir dung dat dai: Kinh nghiem quoc te vd mot vdi lien he vdi Viet Nam, Tap chi Tai chinh, (07), (47-50) 82 Thomas C Schelling (2007), Chidn lucre xung dot, Nxb Tre 83 TS Nguyen Thuan (2005), Kinh td cong cong Public Economics, Nxb Thong Ke 84 Tan Thuan, Xir ly khu ddt “vang”: Tien hau bdt nhdt, http://vietnamnet.vn/xahoi/2008/03/775431/ 85 Thu vien phap luat (09/01/2008), Do dac, lap ban dia chinh la khau yeu nhdt quan ly vd dang ky vd thong ke dat dai, http://www.thuvienphapluat.com/?CT=NW&NID=6636 86 Thuang vy Dai hpi nhan dan toan quoc khoa IX nuac CHND Trung Hoa (1994), Luat Quan ly nha ddt a thi nude CHND Trung Hoa 87 Thuang vy Dai hQi nhan dan toan quoc khoa IX nude CHND Trung Hoa (1998), Luat Quan ly ddt dai nude CHND Trung Hoa 88 Van Tien (00:40* 19/05/2005 (GMT+7), “Quoc hoi lam luat khong vi hien ” http://www.vnn.vn/chinhtri/doinoi/2005/05/433229/ 89 Tong eye dia chinh - Vien nghien cuu dia chinh(2000), Bao cao tong hap kit qua nghien cuu dl tdi doe lap cdp nha nude: Ca sd khoa hoc cho viec hoach dinh cac chinh sach vd su dung hap ly quy ddt dai 90 Te Que Tran (2001), Trung Quoc 20 nam cai each, md cua cai each chi sd huu, Nxb Chinh tri quoc gia 91 Dao The Tuan (2006), Van de dat dai phat triln bln vimg a nude ta hien nay, Tap chi cpng san (20), (34-39) 92 GS TS Nguyen Thanh Tuyen (2003), Vi the vd vai trd tatylu ciia sd huu tu nhan vd kinh tl tu nhan phat trien kinh tl thi trudng dinh hudng XHCN, Nxb Tong hop TP.HCM 93 TS Nguyen Quang Tuyen (2003), Dia vi phap ly cua ngudi sir dung ddt cac giao dich dan su, thuang mai ve dat dai, Luan an tien sy Luat hoc, Truang Dai hpc Luat Ha Npi 94 GS.TS Do The Tung (2004), Mot so phuang phap chii ylu nghien cuu cac tac phdm kinh dien ciia chu nghia Mac-Lenin, http://www.cpv.orq.vn/print preview.asp?id=BT1010561033 95 Le Van Tu (2008), So hong, so do, http ://www.tuoitre com vn/T ianvon/Index.aspx? ArticleID=6913 9&Chann elID=118 96 Uy ban phap luat (236/UBPL 31/3/1995), Y kiln ciia Uy ban phap luat Quoc hoi khoa IX ve bao cao cua chinh phu vl tinh hinh thi hdnh Luat dat dai 97 Van kien dai hoi dai bieu toan quoc lan thu VI (1986), Dang cong san Viet Nam, Nxb Sy that, Ha Npi 98 Van kien dai hoi dai bieu toan quoc lan thu VII (1990), Dang cong san Viet Nam, Nxb Chinh tri quoc gia, Ha Noi 99 Van kien dai hoi dai bieu toan quoc ldn thu VIII (1996), Dang cpng san Viet Nam, Nxb Chinh tri quoc gia, Ha Npi 100 Van kien dai hoi dai bieu toan quoc lan thu ZY(1996), Dang c$ng san Viet Nam, Nxb Chinh tri quoc gia, Ha Npi 101 Van kien dai hoi dai bieu toan quoc ldn thuX(2006), Dang c$ng san Viet Nam, Nxb Chinh tri quoc gia, Ha NQi 102 Hoang Van, Nam qua, Bo Tai nguyen vd Mdi trudng: Nhan 10.000 dan khieu to ve dat dai, http://www.phapluattp.vn/news/nha-nuoc/view.aspx7news id=208510 103 Vien nghien cuu Nha nude va Phap luat (1996), Binh luan khoa hoc Hien phap nude CHXHCNVN, Nxb Khoa hoc xa hQi 104 Vien nghien cuu Nha nude va Phap luat (1997), Binh luan khoa hoc mot so van de ca ban cua BLDS, Nxb Chinh tri quoc gia, Ha Npi 105 Vien Su hQC (1992), Quoc trieu hinh luat, Nxb Phap ly, Ha Noi 106 V I Le - nin (1976), Tap 3, Nha xuat ban Tien bo, Mat-xco-va 107 V.I Lenin toan tap, Tap.13, Nxb.CTQG, HN, 2005) 108 V.I Lenin toan tap, Tap.16, Nxb.CTQG, HN, 2006) 109 GS.TSKH Dang Hung Vd (2008), Quan ly dat dai vd nhung thach thuc phia trudc, Tap chi phap ly, (01+02), (14-16) 110 GS.TSKH Dang Hung Vd (2008), 2008- Gid ddt se “boc hoa”, Bao The thao & Van hoa, (38-42), (25) DANH MVC TAI LIEU THAM KHAO TIENG ANH 111 Anna Burger (2006), Why is the issue of land ownership still of major concern in East Central European (ECE) transitional countries and particularly in Hungary, Land use policy, (23) 112 Bryan Clark (2002), Migratory Things on Land: Property Rights and a Law of Capture, vol 6.3 ELECTRONIC JOURNAL OF COMPARATIVE LAW, (October 2002), 113 Lei Chen (2007), The New Chinese Property Code: A Giant Step Forward?, vol 11.2 ELECTRONIC JOURNAL OF COMPARATIVE LAW, 114 Jurgen Oestereich (2000), Land and property rights: some remarks on basic concepts and general perspectives, Habitat International 24 (2000) 221-230, www.elsevier.com/locate/habitatint 115 Jack Thurston (December, 2006), The Fat of the Land, Prospect Magazine, http.7/www.prospect-magazine.co.uk/article_details.php?id=8150 116 J.G.Riddall MA (TCD) (1993), Introduction to land law, Butterworths, London, Dublin and Edinburgh 117 Kermit L Hall (1987), Land law and real property in American history, Garland Publishing Inc 118 Kevin Cahill (2006), Who owns the world;, the hidden facts behind the landownership? Mainstream Publishing 119 Micheal Harwood (1975), English land law, London Sweet & Maxwell 120 Peter Ho (2001), Who owns China's land? Policies, Property rights and Deliberate Institutional Ambiguity, The China Quarterly, (166) 121 R.G Hammond (1990), Personal Property - Commentary and Materials, Oxford University Press 122 Tim Murphy, Simon Roberts & Tatiana Flessas (2004), Understanding Property Law, London Sweet & Maxwell 123 William B Stoebuck & Dale A Whitman, The law of property, HomBook series, ST.Paul, Minn 124 Xiaoyang Zhang, Real Estate Investment in China - Legal Review And Analysis Offoreign Investors' Participation, Http://www.murdoch.edu.au/elaw/issues/v6n2/zhang62 text.html CAC CONG TRINH KHOA HOC DA CONG BO CO LIEN QUAN DEN DE TAI LUAN AN Pham Van Vo (2001), Mpt so y kien ve hoan thien thi trudng bat dpng san tai Vipt Nam, Tap chi Khoa hQc phap ly (5), (37, 40) Pham Van Vo (2003), Ve moi quan he giua Nha nude vdi ngudi su dqng dat va sy the hien mdi quan he Dy thao Luat Dat dai, Tap chi Nha nude va Phap luat, (10), (10-14, 17) Pham Van Vo (2005), Ve cau true va yeu to cung - cau - gia ca cua thi trudng su dyng dat, Tap chi khoa hQc phap ly, (01), (8-13, 52) Pham Van Vd (2008), Ve cac dac trung cua che dp sd huu toan dan ddi vdi dat dai d Vipt Nam hien nay, Tap chi Nha nude va Phap luat, (04), (29-37,41) Pham Van Vd (2007),Tai lieu hudng dan hpc tap mon Luat Dat dai, Nxb Thanh Nien (Bai 1, Bai 2) Phym Van Vd (2008), Tap bai giang mon Luat Dat dai, Trudng Dai hpc Luat TP HCM (Chuang 1, Chuang 2)