Ddy la mdt khd khan cho vipc hinh thanh va phat tridn thi trudng bdt ddng san bdi chua cd quyen sd dung ddt dupe nha nude cPng nhan se khong thd chuyen nhupng dat dai v d i nha d,thd [r]
(1)KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006"
DE TAI: N G H I E N C U f U D A N H G I A T H U C T R A N G Q U A N L Y NHA NUOC VE DAT DAI DOI VOI THI TRUONG BAT DONG SAN
(NHA 6, DAT 6)
Don vi chu tri: Trung tdm Dieu tra Qui hoach Ddt dai
Chu nhiem de tai: Hd Sy Tu - Trung tdm Dieu tra Qui hoach Dat dai Can bp tham gia nghien curu:
TS VoTuCan Trung tim Diiu Ua Quihoach Di't dai
ThS Ninh Minh Phuang Trung tim Diiu Ua Qui hoach Dii dai Ths Chu An Trudng Trung tim Diiu Ua Qui hoach Di't dai KS.Nguyin Thi Hung Trung tim Diiu Ua Qui hoach Di't dai KS Nguyin Van Thuc Trung tim Diiu Ua Qui hoach Di't dai Muc tieu cua de tai:
- Danh gia thuc trang quan ly Nha nude vd da't dai liPn quan den thi truong nha d, da't dr - Kidn nghi mpt sd vdn de can nghien cuu vd vai tro quan ly cua nha nude ve da't dai ddi vdi thi trudng bdt dpng san
Npi dung nghien cdu :
- Danh gia dung thuc trang thi trudng bdt ddng san ve cac mat: + Hang hoa nha d ddt d, gia tri
+ Thuc trang va cac hinh thdc mua ban bat ddng san, hanh lang phap ly liPn quan ddn vdn de
- Danh gia thuc trang thi trudng bdt dpng san chinh quy, phi chfnh quy
- Kien nghi nhung van de cdn nghien cuu vd vai trd quan ly nha nude ve ddt dai ddi vdi thi trudng bdt ddng san (nha d, dat d)
Tom tat bao cao ket qua nghien cdu
Bao ket qua nghidn cuu khoa hoc cd 102 trang, gdm phdn vdi cac ndi dung chfnh sau: PHAN 1: TONG QUAN VE TH| TRUING BAT DONG SAN
I KHAI NIEM VE BAT DONG SAN VA THI TRUONG BAT DONG SAN Bat dpng san
Bdt ddng san (BDS ) d nude ta da dupe Bp ludt hinh su cua nude Cpng hoa Xa hdi Chu nghla Viet Nam xac dinh cu thd tai Didu 181 cua Bp ludt nhu sau: Bdt ddng san la nhung tai san khdng di ddi dupe bao gdm: Da't dai; nha d; cac cdng
(2)KY YEU -CAC BE TAI NGHIEN CUll KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006" Khai niem ve bat dong san a Luat phap Viet Nam la khai niem mo, bao ham
trong nhidu chung loai hang hoa khac Tuy nhien co the thay bp phan can ban ciia bat dpng san la dat dai do chinh sach dat dai co anh huong true tiep va co tinh chat quyet dinh den su hinh va van hanh, phat trien ciia thi truong bat dpng san boi dat dai la loai hang hoa dac biet
2 T h i t r u o n g bat dpng san
Thi truong bat dpng san gdm: Cac quan he giao dich ve bat dpng san, la linh vuc trao doi hang hoa bat dpng san, hay co the hieu theo nghla chung la: T h i truong bat dpng san la mpi hoat dpng kinh te didn quanh viec mua ban bat dpng san Do bat dpng san la mpt loai hang hoa dac biet nen thi trudng bat dpng san hoat dpng theo quy luat dac thu, khac biet voi cac loai thi trudng khac
Thi trudng bat dpng san la mpt dang thi trudng dac biet ma bp phan hang hoa trao ddi chu yeu la dat dai va cac loai san gan lien vdi dat dai Xet mpt nude, cung dat dai thudng dn dinh hoac co su bien ddi rat it nhung co cau va hieu qua sd dung dat dai cd the thay ddi tu dd lam thay ddi lupng va co cau bat dpng san Cau tren thi trudng bat dpng san thay ddi theo da phat trien ciia nen kinh te va tdc dp tang dan cu thj trudng bat dpng san phu thupc rat ldn vao chinh sach dat dai va chinh sach nha d cua tdng qudc gia
Dua vao cac tieu chi phan loai khac ngudi ta cd the chia thi trudng bat dpng san theo cac cau true khac nhau:
- Theo tieu chi chung loai hang hoa cd cac thi trudng dat dai, thi trudng nha d, thi trudng bat dpng san cong nghiep, thi trudng bat dpng san thuong m a i
- Theo tieu chi phuang thuc giao dich cd thi trudng bat dpng san tap trung td chdc cac trung tam giao dich dia d c v a thi trudng bat dpng san khong tap trung bao gdm cac giao dich true tiep hoac thong qua cac van phdng giao dich rai khdp dat nude
- Theo tinh hop phap va khong hpp phap cua cac thu tuc giao dich cd thi trudng bat dpng san cong khai va thi trudng bat dpng san ngdm d thi trudng cong khai, cac giao dich tuan thu trinh tu dang ky va nop thue cua Nha nude, d thi trudng ngam, mac du su chuyen nhupng BDS thuc te da didn nhung thu tuc dang ky va nop thud cd the khong dupe thuc hien, hoac cham dupe thuc hien
II CAC YEU TO CAU THANH VA CAC NHAN TO ANH HUONG T<3l THI TRUONG BAT DONG SAN
1 Cac yeu t d cau t h a n h t h i t r u d n g B D S a Hang hoa tren thi trudng BDS
b Cac chu the tham gia thi trudng BDS
c Phuong thdc hinh gia ca tren thi trudng BDS Cac nhan to a n h h u d n g den t h i t r u d n g BDS
Cd nhieu nhan t d anh hudng den thi trudng BDS Cd the xem xet cac nhdn t d dd theo ba nhdm chinh:
(3)KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOI TRUONG GIAI BOAN 2002-2006" c Nhom cac nhan to kinh te
d Nhom cac nhan to xa hoi
Thi trudng BDS, vd thuc chat la mot thiet che xa hoi ngudi t u dinh doat de quan he vdi linh vuc su dung dat dai Thiet che phai phu hop vdi lire luong san xuat (dieu kien tu nhien va kinh te) va phai phu hop vdi trinh dp to chdc noi chung cua xa hpi (dieu kien chinh tri) Ket qua ciia tong hpp cac nhan td kd tren quy dinh trinh dp, quy mo va chiing loai hang hoa tren thi trudng BDS
III CHUC NANG, VAI TRO VA LOI ICH CUA THI TRUONG BAT DONG SAN Chdc nang, vai t r o cua t h i t r u d n g bat dpng san
1.1 Chuc nang thu nhat: Chdc nang quan trpng nhat cua thi trudng BDS la giup phan bd ngudn BDS cho cac nganh va linh vuc su dung mpt each hieu qua nha't
1.2 Chuc nang thu hai ciia thi trudng BDS la tao moi trudng de dinh gia cac loai tai san khac, dac biet la cac tai san la co sd cua cd phieu va trai phieu
1.3 Chdc nang thu ba cua thi trudng BDS la kich thich dau t u vao da't dai va su dung nd mpt each hieu qua hon
Thi trudng BDS la bp phan tat yeu cua kinh te thi trudng, sinh va phat tridn ddng thdi vdi cac loai thi trudng khac Ndn kinh te thi trudng chi cd the phat trien theo quy dao binh thudng ciia nd cac bp phan thi trudng cin thidt va cd dieu kien de ddi van hanh ddng bp, nhat quan vdi Neu nhu cac loai thi trudng san pham, dich vu, tai chinh da tuong ddi phat tridn ma thi trudng BDS khong theo kip thi ban than gia ca cac san pham va dich vu cung khong the hien day du cac quan he kinh te thi trudng, din den moi trudng canh tranh khong cong bang, khong dinh hudng hieu qua
Chinh v i the, qua trinh chuyen sang kinh te thi trudng, cac nude van giu dinh hudng xa hpi chii nghla, nhu Viet Nam, Trung Qudc, mac dii rat can nhac yeu sach qudc huu hoa rupng da't nhu la co sd ciia chii nghla xa hpi, cung bupc phai tung budc thda nhan thi trudng BDS dua tren co sd thi trudng quyen su dung da't Bdi v i neu khong thda nhan thi trudng BDS thi khong the thuc hien hach toan kinh te diy du, dd khong the xem xet tinh toan dau tu theo hudng hieu hieu qua Mat khac khong thda nhan cac quyen l p i t u chu cua ngudi su dung da't theo nguyen tac thi trudng chiing ta se khong tao dpng luc sd dung dat hieu qua va tiet kiem Bai hoc lang phi da't tinh trang vo chu co che ke hoach tap trung, bao cap cho chung ta tha'y ro didu
Tuy nhien, cd the thay rang ban than thi trudng BDS khong tu khac phuc dupe khiem khuyet ciia no (nhu dau co, nhu bd qua cac chinh sach xa hpi, nhu vp trach nhiem vdi P nhidm da't dai ndi chung ) Do dd, mac du thi trudng BDS cd vai trd to ldn nhung luon phai bd sung cho nd co che quan ly cua Nha nude
2 L p i ich cua t h i t r u d n g bat dpng san 2.1 L p i ich chung cho toan xa hpi 2.2 L p i ich ddi vdi Nha nude 2.3 L p i ich cho ngudi dan
2.4 L p i ich ddi vdi cac doanh nghiep va cac nha dau t u
(4)^ KY YgU 'CAC Qg TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006" 2.6 Tao nen cac the che tien dd cho tang trucmg kinh te
2.7 Tao mot nguon von 16m
IV Q U A N D I E M C U A D A N G V A N H A NUOC T A V E PHAT TRIEN T H I TRUONG BAT DONG SAN
1 Q u a n d i e m cua D a n g va N h a nude t r o n g xu* l y v a n de dat d a i n h a m h i n h t h a n h va phat t r i e n t h i t r u o n g B D S
a Ve thi truong quyen su dung da't dai:
b Ve chu thd dai dien cho quydn sdf huu da't dai: c Vide chuyen giao quyen sir dung
Quan didm thu nha't cua Dang va Nha nude ta tridn khai t h i trudng BDS la chi cho phep mot thi trucmg quyen sd dung da't han chd, tdc trao d d i quyen sd dung da't dung muc dich k h i duoc giao
2 Q u a n d i e m cua D a n g va N h a nude t r o n g finh vuc nha a
a Chuyen nha d sang linh vuc hang hoa, xoa bd chd dd bao cap ddi v d i nha d: b Chuyen giao quyen sd hdu Nha va quyen sd dung da't d
3 Q u a n diem cua D a n g va N h a nude t r o n g l i n h vuc k h u y e n k h i c h phat t r i e n cac yeu t d ca'u t h a n h cua t h i t r u d n g B D S
Cho ddn Dai hdi I X , Dang cdng san Viet N a m m d i dua va nha'n manh dung mdc yeu cdu tridn khai va phat trien thi trudng BDS Do vdy, cd thd ndi t h i trudng BDS chua danh dupe su quan tdm dung mdc cua Dang va Nha nude Song thuc td da chi r5 rang, ndu khdng ddu t u hon nua ca t u va tai luc cho thi trudng BDS t h i su ydu kem, khdng chudn tac, khdng cd dinh hudng cua thi trudng BDS se la mdt t r d ngai rd't ldn nhdm ndng cao hieu qua ndn kinh te qudc gia ndi chung, hidu qua sd dung da't ndi ridng
PHAN 2: THlfC TRANG VE THI TRLTCING BAT D0NG sAN VIET NAM VA
V A I T R O Q U A N L Y N H A NLTCfC V E D A T D A I D O I VCN T H | T R l / C f N G B A T D O N G S A N
I THUC TRANG THI TRUONG BAT D0NG sAN (NHA 6, DAT 6" ) CUA VIET NAM G i a i doan t i i n a m 1993 den n a m 1998
T h j trucmg bdt ddng san (nha d, dd't d) chua hinh va phat tridn dupe G i a i doan tir n a m 1998 den n a m 2001
Thuc trang thi trudng bat ddng san (nha d, ddt d) d V i d t N a m da dupe hinh song dang hoat ddng khdng dung hudng, thi trudng bat ddng san chinh thdc hoat ddng yd'u dt, chua phat tridn hoac so khai mpt sd nguydn nhdn va mdc dp sau:
Thd nhdt, ve cd'p gidy chung nhdn quyen sd dung ddt: Thd hai, V e gia thi trudng cho ddt:
Thd ba, ve quy hoach sd dung da't:
(5)KY YEU 'CAC Qg TAI NGHIEN CCfU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006" ^ Thd nam, Ve dang ky va thu tuc dang ky dat dai:
3 T h i trucmg ve quyen sir d u n g dat
3.1 Thi trudng quyen su: dung ddt sa cdp
a Thuc trang van de cho thue da't, giao da't, thu hoi da't b Xac lap Quyen sir dung ddt
- Xac lap quydn sit dung m o i
- Hop phap hod ve quyen cho nhung ngudi da va dang sit dung
Nhan xet chung ve thi trucmg quyen sit dung ddt ( T h i trucmg so c d p )
Qua phan tich thuc trang cua thi trucmg so cdp ve dat dai cho thdy mpt so' vdn de tdn tai nhu sau:
- Thi trudng so cap vd quyen sit dung dat thdi gian qua mang nang tinh bao cd'p, thi trudng da hinh song vdn ach tdc, chua dap ung dupe giua cung vd dd't dai va cdu vd ddt dai
- Thu tuc giao dd't, cho thue ddt rudm ra, nhidu cda gay nhieu phien ha, thdi gia td khdi ddu lam thu tuc ddn k h i thu tuc dupe hoan tdt lai qua dai
- Tien dp cd'p gidy chung nhdn quydn sd dung ddt chdm chua dap ung dupe yeu cau, nhdt la ddt thi Cap gia'y chung nhdn quydn sd dung dd't chdm la nguyPn nhan co ban chua tao didu kien cho thi trudng thd cap ve ddt dai hoat dpng va phat trien
- Viec den bu thu hdi dat dd giao ddt, cho thue dat Nha nude phai ddu tu mdt lupng ldn kinh phi dd chua dap ung dupe viec thu hdi dat de giao dd't theo k d hoach
3.2 Thi trudng ve giao dich giua cdc chu sue dung ddt ( Thi trudng thir cdp) T h i t r u d n g N h a d
Thuc trang thi trudng giao dich vd nha d hien bao gdm: Loai giao dich giua ngudi dan vdi ngudi dan, loai giao dich giua Nha nude vdi ngudi dan, loai giao dich giua cac cdng ty kinh doanh nha d v d i va vdi ngudi dan
n VAI TRO QUAN L Y NHA NUOC VE DAT DAI DOI V l THI TRUONG BAT DONG SAN Nha nude tao m d i trudng phap l y cho thi trucmg bat ddng san
2 Nha nude didu tiet ve thi trudng bat dpng san Xdy dung he thdng quan l y bat dpng san
4 Nha nude cdn khuyen khich phat tridn he thd'ng dich vu hd trp phat tridn thi trudng bdt dpng san
5 Nha nude quan l y dat dai theo quy hoach va ke hoach sd dung ddt V a i trd Nha nude viec quy dinh vd gia bdt ddng san
(6)KY YEU "CAC DE TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOl TRUONG GIAI DOAN 2002-2006"
P H A N 3: K E T Q U A D I E U T R A M O T S O C H I T I E U V E T H U C T R A N G T H I T R U C f N G B A T D O N G S A N ( N H A , D A T d )
I HIEN TRANG N H A CUA CAC DOI TUONG DIEU TRA T h a i d i e m xay d u n g nha
2 T h a i gian gia d i n h da d ngoi nha
Qua tong hop dieu tra cho thay phan lan cac ngoi nha ma ho gia dinh co duac khoang 15 nam Dieu phan anh hai xu the M o t la Nha nude da co nhung thay doi ve co che quan ly kinh te noi chung va chinh sach phap luat dat dai noi rieng Didu co y nghla sau xa cua van de, no khong nhung co gia tri d qua khd, hien tai ma ca tinh quyet dinh tuong lai cho viec phat tridn thi trudng bat dpng san Hai la, phan anh xu the phat trien kinh te ciia Nha nude ndi chung va ciia hp gia dinh ndi rieng Dieu se cd tac dpng tich cue den su phong phu va soi dpng ciia thi trudng bat dpng san
Ben canh dd, nhip dp giao dich nha dat trung binh 25 nam qua la 0,72%/ nam Td nhung so lieu tdng hop dd, cd the suy nhip dp giao dich nha dat binh quan hang nam ciia tdng giai doan each day 5, 10, 15 nam Viec nghien cdu se can phai tiep tuc d cac nghien cdu tiep theo
3 H i e n t r a n g co sd tang ngoi nha dang d
Hien trang ca sd tdng ngoi nha dang d dupe nghien cdu thong qua chi tieu: 3.1 Giao thong (may bay, tau hoa, to, xe may, xe dap, tau thuy, xudng) 3.2 Nha tre
3.3 Trudng hoc
3.4 Benh vien, trung tam y te 3.5 Cho, cda hang, sieu thi 3.6 Cap dien
3.7 Thoat nude
3.8 Cay xanh, san chai
II THAI DO CUA DOI TUONG DIEU TRA DOI V(3l K H U VUC V A LOAI HINH NHA Dieu kien khu vuc ngoi nha dang d
1.1 Trong khu thi m d i 1.2 Trong khu thi cu 1.3 O khu ven Ve tinh trang nha
3 K h u vuc mong mudn de d
III VAN DE QUYEN D O I V l C A N N H A V A CAC V A N DE L I E N Q U A N
1 Chii quydn ddi vdi can nha (theo tieu chi la ngudi ddng ten hoac toan quydn bat dpng san)
(7)KY YEU "CAC BE TAl NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006" ^ Thuc trang quyen sir dung dat cua ngoi nha dang d
4 Mong muon cap quyen doi vdi nha va dat
5 Tien dp lam thu tuc cap giay chung nhan quyen su dung dat Nhung kho khan, vudng mac qua trinh lam so L y chua lam hoac khong the lam so
IV XU HUONG CHUYEN DICH NHA CUA DOI TUONG DIEU TRA X u hudng mudn sua ddi nha hoac tim them nha mdi
1.1 Mua qua co quan phat trien nha 1.2 Mua ciia chii sd huu cu
2 Ly tim dupe nha ldn chuyen ddi gan day nhat 2.1 Qua co quan phat trien nha
2.2 Qua chu so huu cu
V GIA V A CAC Y E U TO TAC DONG
1 Gia da't d phd, thi xa noi dang d tai thdi diem hien Co sd de dinh gia mua nha
3 Co sd dinh gia ban nha
VI CHI PHI TRUNG GIAN TRONG QUA TRINH M U A B A N Ddi tupng mua ban lan mua ban nha gdn day nhat Ddi tupng ban nha ldn gan day nhat
3 Nhung khd khan t i m nha qua trung tdm moi gidi
VII V A I TRO CUA NHA NUOC DOI V Q l THI TRUONG N H A DAT M d c dp can thiep cua Nha nude vao t h i t r u d n g bat dpng san
Mdc dp quan trpng ciia cac tac dpng ciia Nha nude vao thi trudng bat dpng san de phdng vdn thong qua tieu chi: M p t la, tang quy dat cho viec lam nha d; Hai la khuyen khich cac cong ty thupc mpi phan kinh te tham gia phat trien co sd tang; Ba la Nha nude ddu tu nhieu hon cho co so tang; bdn la tinh thuc thi cua phap luat Nha nude Muc dp quan trpng cua cac tac dpng dupe danh gia theo muc td quan trpng nhat den it quan trpng nhat
1.1 Tang quy dd't danh cho viec lam nha d
1.2 Khuyen khich cac cong ty thupc mpi phdn tham gia phat trien co sd tdng 1.3 Nha nude dau tu nhieu hon cho co sd tdng
1.4 Tinh thuc thi phap luat Nha nude 1.5 Khac
(8)^ KY YEU 'CAC Dg TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006" 2.2 Nha tre
2.3 Truong hoc
2.4 Benh vien, trung tam y te 2.5 Cho, cua hang, sieu thi 2.6 Cdp dien
2.7 Cap nude 2.8 Nude thai 2.9 Dien thoai
2.10 Cdy xanh, sdn choi
PHAN 4: NHUNG VAN DE RUT RA QUA KET QUA DIEU TRA, QUAN DIEM VA
D I N H HUCJNG P H A T T R I E N T H I TRUCJNG B A T D O N G S A N I NHUNG VAN DE RUT RA QUA KET QUA DIEU TRA
1 T h o n g t i n ve t h o i d i e m xay d u n g ngoi nha
2 T h o n g t i n ve tang co so d o i v d i n h u n g k h u vuc d a n c u t h i n h u : (giao thong, cap thoat nirdc, dien, cac cdng t r i n h thuong m a i d i c h v u , chp, t r u o n g hoc, nha tre, benh vien va cac cdng t r i n h van hoa xa hoi )
Qua phdn tich kdt qua didu tra cho thdy cac chi tieu tdt va trung binh m d i chi dat tren 50%, tren 40% la yeu kem Ket qua cho thdy co sd tdng chua dupe phat tridn ddng bp vdi xdy dung phat trien khu ddn cu dd thi
Vdn de dat la qua trinh phat tridn dd t h i la hai vdn dd khdng thd tach r d i la nha d va co sd tdng Nhdng khu vuc dupe quy hoach khdng gian phat tridn nha d cdn gdn vdi quy hoach sd dung ddt va quy hoach khdng gian dd t h i dd xdy dung hoan chinh co sd tdng, de dam bao thu hut ngudi ddn den d cac k h u dd t h i m d i , tao dieu kien cho viec cai tao chinh trang nhung khu dd thi cu theo yeu cdu cua nha nude
3 Ve k h u vuc nha d hien
Da sd cdc hp deu cho la mudn d tai cac khu trung tdm hoac nhdng k h u phd cu ndi thanh, hp khong quan tdm nhidu den dien tich dang d rdng hay hep, ngd hay mat dudng phd ma hp quan tam la d nhung khu vuc tdng co sd da kha hoan chinh nhu giao thdng, dien, nude, cac dieu kien xa hdi nhu gdn trung tdm van hoa, thuong mai, dich vu, y te, giao due
Qua ket qua phdn tich trdn, mdt ldn nua khang dinh cac k h u ddn c u ndi hay ngoai (ven dd) can ddng bp ca ve xdy dung nha d v d i xdy dung co sd tdng Su ydu kem ve co sd tdng cung cd anh hudng den gia nha d, ddt d chdnh ldch l d n gida trung tam dd thi va khu vuc ven dd
4 T h o n g t i n ve dieu k i e n va t i n h t r a n g nha dang d
- Ve van de nha t u xdy va nha mua ban qua chuyen nhupng:
(9)KY YEU 'CAC OE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI SPAN 2002-2006' ^ Thong tin ve quyen su dung dat ciia ngoi nha dang d:
Qua d i i u tra nghien cuu da't thuoc cac ngoi nha dang d ddi v d i sd chu hd dupe hdi cho thay so hp da dupe cap gia'y chung nhan quyen sd dung ddt (giay dd) dat binh quan la 34,97% ( T h e o so phieu), dd cd t h i xa Thai Binh m d i chi cd 12,50%
Ket qua chi tiPu the7 hipn tie'n dp cdp gidy chung nhdn quydn su dung ddt gdn v d i
nha d hipn la cham ddi vdi cac phd va dd thi Ddy la mdt khd khan cho vipc hinh va phat tridn thi trudng bdt ddng san bdi chua cd quyen sd dung ddt dupe nha nude cPng nhan se khong thd chuyen nhupng dat dai v d i nha d,thd chdp cam cd dat dai va nha d tren ddt, ddy cung la nguyen nhdn cua viec mua ban trao tay tao t h i trudng ngdm ve bdt dpng san, tao gia mua ban dat bat dn dinh N h u vdy su mong mudn cua ngudi ddn la Nha nude cdn ddy nhanh tien dp cap giay chung nhan quyen sd dung ddt
6 Ve mong mudn cap quyen ddi vdi nha d, dat d
Qua dieu tra nghidn cuu vdi 48,21% so ngudi mong mudn cd'p gidy quyen sd dung ddt va sd huu nhd khdng nen tach rieng lam hai gidy hai co quan cap gdy khd khan viec chuydn ddi, mua ban, chuydn nhupng, the chap, mat khac thu tuc nhidu gay trd ngai cho chu hp k h i lam thu tuc phap l y
7 Ve tien dp cap gia'y c l u i n g n h a n quyen sd d u n g da't va n h u n g k h d k h a n vudng mdc t r o n g qua t r i n h l a m giay chdng n h a n
- Ve viec lam thu tuc va cdp gidy chung nhan chi cd 12,98% so ngudi dupe hdi cho la thu tuc lam nhanh dd Ha N d i chi cd 4,93% va phd H d C h i M i n h cd 4,57% sd ngudi tra l d i la nhanh, 13,25% so ngudi hdi cho la tien dp cdp gidy chung nhan cham - Vd nhdng khd khan vudng mdc qua trinh lam giay chdng nhdn cd 7,15% so
ngudi cho la thu tuc khai thdc hd so phdc tap, 2,78% sd ngudi cho la chua dupe t u vdn ve quy trinh lam giay chung nhdn; 0,93% so ngudi dupe hdi cho la can bp thuc thi va 5,96% so ngudi dupe hdi cho la thu tuc hanh chinh phdc tap, 15,53% sd ngudi dupe hdi cho la chua lam gidy chdng nhdn khong thd lam gidy chdng nhan thu tuc phien
8 Ve gia nha da't
Qua didu tra nghien cuu Gia ddt thdi diem didu tra d cac phd; T h i xa ldn cho la gia cao hon gia thuc te, so ngudi tra l d i d Ha N d i la 54,68%, phd H d Chi Minh 60,41%, Budn M a Thudt 27,66% so v d i tdng so ngudi dupe hdi cho la gia dd't cao hon gia thuc tP'
- Ve co sd de mua va ban nha cung quyen sd dung ddt la qua khung gia nha nude,
qua tu van ban be, qua bao chi, qua m d i gidi dd qua khung gia nha nude chi chidm ty le 6,09%
- Khd khan tim mua nha qua trung tdm mdi gidi da sd y kien cho la: Thd nhdt:
thdng tin cung cdp it; thd hai: d i lai nhieu ldn; thd ba: L e p h i cao; T h d t u la nhung vdn de khac
Nhu vay Nha nude cdn thd'ng nhdt dua khung gia chudn dd ap dung vdi tung dia
phuong, ddng thoi tao didu kipn dd cac co quan t u vdn, dich v u ve vdn de mua ban chuydn nhupng bdt ddng san theo quy dinh cua phap ludt
(10)^ KY YEU 'CAC BE TAI NGHIEN CUU KHOA HOC- CONG NGHE NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006" - Nha nuoc cdn tang quy dat danh cho xay dung nha 6, dam bao can doi (cung cau)
- Khuyen khich cac cong ty thuoc moi phan kinh te tham gia xay dung phat trien co so tang
- Nha nuoc dau tu kinh phi nhieu hon cho viec xay dung co so tang - Nha nuoc tang cudng tinh thuc thi phap luat viec quan ly nha d dat d
II MOT SO QUAN D I E M V A D I N H HUONG PHAT TRIEN T H I T R U I N G BAT DONG SAN
1 M o t so quan diem can thdng nhat
Quan diem 1: cho r i n g phai sua luat, tham chi phai sua ca Hien phap ve mot sd noi dung co ban vd dat dai
Quan diem 2: giai quyet mdi quan he kinh te va chinh tri d nude ta viec hinh va phat trien thi trudng BDS
2 M p t so d j n h hudng ve t h j t r u d n g BDS d Viet N a m
2.1 M p t so thuc trang t h i trudng BDS d V i e t N a m dang hoat dpng khong diing hudng
Ket qua nghien cdu cho thay thi trudng BDS chinh thuc chua hinh dupe, thi trudng chua chinh thuc, thi truong ngam lai qua soi dpng, an chda nhieu nguy co cho nen kinh te
Nguyen nhan cd thd nhu sau:
Mpt la: su buong ldng va yeu kem quan ly v i mo vd nha dat Hai la: viec cap giay CNQSDD qua cham
Ba la: gia thi trudng cho dat giua cac vung khong ro, khong theo quy luat thi trudng Tdm lai la dieu kien phap ly dd mua ban dat theo gia thi trudng chua ro rang
2.2 Dinh hudng phat trien thi trudng BDS nhung nam sap tdi
Mpt la: phai xay dung mpt thi trudng, vua tuan theo quy luat thi trudng vda tuan theo the che chinh tri thai ky qua dp
Hai la: Xac dinh ro m o i trudng phap ly de quydn su dung dat cd thd trd hang hoa thuc su va cd the mua ban dd dang nhu:
Ba la: Vai trd ciia Nha nude phai chu dpng lam chu cung cdu, gia ca phdn chia lpi ich, thue khoa mua ban rupng dat theo hudng luc ddu chat sau dd buong dan theo co che thi trudng cd su tac dpng ciia Nha nude k h i that cdn thiet
Bdn la: Cd co quan chuyen trach ve viec:
- Chuyen trach cap giay CHQSDD nen giao cho co quan D i a chinh - Tham muu, tu vdn dinh gia ddt, den bu dat cd chuyen gia BDS thuc hien Nam la: Cong bd cong khai quy hoach, ke hoach dat dai
Sau la: Quan ly chat che ve quy dat, phan phdi dat mpt each hpp l y cd hieu qua 2.3 Xay dung mpt thd che de phat trien thi trudng BDS
(11)KY Yf£U "CAC DE TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAI NGUYEN VA MOI TRUONG GIAI DOAN 2002-2006" ^ Thu 1: Dat co dac diem la mpt tu lieu san xuat dac biet, co tinh khan hiem Bai vi
ngudi de chu dat khong de v i the gia cua no co the la tac dat tac vang
Thu 2: Dat co dac tinh neu su dung dung muc dich va hpp ly thi no cu tang dan len mai chu khong mat di
Thu 3: Nude ta ngudi dong dat hep nen cdu ve dat rat ldn k h i cung co han nen mdu thudn kha cang thang
Thd 4: Trong thai ky cdng nghiep hod, thi hod nhanh cang lam tang tinh khan hiem ve dat
Thd 5: Dat la tai san rai rac khdp nai, nhidu ngudi nhieu cap dd lpi dung chiem doat de tham nhung
V i the mpt the che ve thi trudng dat phai di ddn dan gian dd thi hanh ket hop lpi ich qudc gia cpng ddng vdi l p i ich cd nhan, lpi ich trudc mdt vdi l p i ich lau dai
Nhdt thiet the che dd phai ro rang minh bach chat che, vua tuan thu dupe ydu cdu ciia quy luat thi trudng vda tuan thu cd su quan ly cua Nha nude theo dinh hudng X H C N
Thong qua thi trudng BDS vua cd the thu hut vdn ddu t u nude ngoai vda dam bao tinh dpc lap tu chu qudc gia
Mudn vay:
- Phai cd ca che hinh gia tri thi trudng ciia cdc loai dat, d cac loai thi trudng - Cd gia ca mua ban ciia dat tren ca sd gid t r j thj trudng (trong dd cd cung- cdu, canh tranh khan hiem)
- Cd su dieu tiet ciia Nhd nude thong qua thue, gia quy hoach, luat phap vd td chdc thuc hien
KET LUAN VA KIEN NGHI KET LUAN
Nghj quyet hpi nghj lan thu V I I - Ban chap hanh Trung uong khoa I X ve tiep tuc ddi mdi chinh sach, phap luat vd dat dai thdi ky day manh cong nghiep hoa, hidn dai hoa dd't nude da neu cu the ve xay dung, quan ly thj trudng bat dpng san va chinh sach tai chinh ve dat dai
De gdp phdn vao vide xay dung, quan ly thj trudng bdt dpng san dupe Nghj quyet
Ban chdp hanh Trung uong khoa I X dd De tai nghien cuu danh gia thuc trang quan ly Nha nude ve dat dai ddi vdi t h j trudng bat dpng san (nha d, dd't d) nhdm nghidn cuu de tai ciia Trung tam Dieu tra quy hoach dd't dai thupc Bp Tai nguydn va M o i trudng thuc hidn Ve bat dpng san cd nhieu yd'u td cd'u khuon khd de tai nghien cuu danh
gia thuc trang quan ly nha nude vd ddt dai ddi vdi thi trudng bat dpng san (nha d, dd't d) Nhdm nghien cdu di vao nghien cdu mpt sd yd'u td thupc nhdm yd'u td xa hpi tren pham v i dieu tra 10 phd, thj xa ve npi dung nha d, dat d dd nhung ket qua dieu tra nghien cdu cung gop phan nhd de lam ca sd cho vide quan ly va phat trien t h j trudng bat dpng san d Viet Nam nhung nam tdi
Vdi 25 cau hdi phieu dieu tra va cac tieu chi dat tung cdu hdi, qua
(12)KY YgU "CAC Bg TAI NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006" - Thap Cham, Budn M a Thudt, Bien Hoa, Ba Ria V u n g Tau, Tay N i n h va Thanh pho" H
Chi M i n h
Qua phan tich danh gia da rut mot sd van de ve thuc trang nha 6", chu quydn ve nha d dat d, viec mua ban chuyen nhupng nha d da't d, gia chuydn quydn da't d va nha d Didu kien co sd tdng anh hudng tdi sinh hoat ddi sdng xa h d i tai noi d; viec mua ban chuydn quyen thdng t i n va m d i gidi, thu tuc dang k y va gia'y td, hd so
Van de cd'p gidy chdng nhdn quydn sd dung ddt, quyen sd huu nha, su can thiep cua
Nha nude vao thi trudng bdt ddng san va cudi cung la mong m u d n nguydn vong cua nhung ngudi ddn duoc tham ddi vdi v i t r i d, dieu kien co sd tdng noi d, vd quydn sd dung dd't va sd huu nha, vd dinh gia dd't, gid nha dd tham gia vao viec trao ddi, chuydn quyen (mua, ban) nha d, ddt d thi trudng bat ddng san
De tai cung danh gia duoc thuc trang cua t h i trudng bat ddng san d Viet N a m hidn nay; nhdng tdn tai cdn duoc khdc phuc hoan chinh vide xdy dung va phat tridn thi trudng bdt ddng san chinh thdc hoat ddng theo su quan l y dieu tie't cua Nha nude
De tai cung budc ddu de xua't mdt so van dd vai trd quan l y nha nude ve thi trudng bdt ddng san
Qua kd't qua nghidn cuu cua dd tdi chiing tdi thay ddy la cudc didu tra thuc trang d
mdt so dd thi lidn quan vd nha d, ddt d V d i dia ban didu tra la 10 va sd phieu it, 755 phid'u ndn nhung van dd rut khdng dupe nhieu song da gdp dupe mdt phdn vao vide hoach dinh chinh sach phap ludt cho vide hinh thi trudng bat ddng san d Vidt N a m nhung nam tdi
Dd hoach dinh dupe chinh sach phap ludt vd thi trudng bdt ddng san, tao didu kidn
cho thi trudng bdt dpng san d Vidt N a m hoat dpng chinh thdc; X o a bd thi trudng bdt ddng san khdng chinh thdc (thi trudng ngdm) Cdn cd nhflng dd tai nghidn cuu tid'p theo dd cd ddy du thdng tin va du kidn ve cac nhdn t d tu nhidn, kinh te, chinh t r i trdn co sd dd tao didu kidn cho vide hinh he thd'ng van ban phap ludt hoan chinh dd phat tridn thi trudng bdt dpng san d Vidt Nam
2 NHUNG KIEN NGHI VOI NHA NUOC
Thd nhat: Nha nude cdn soat lai toan bp hd thdng van ban phat ludt vd ddt dai va cac van ban khdc cd lidn quan dd'n ddt dai de tranh su chdng cheo cac van ban da ban hanh, ddng thdi xem xet nhflng vdn dd da quy dinh nhung k h d thuc hidn hoac ba't cdp vdi thuc td' de chinh sda cho phu hpp
Nen chi tid't va cu the hda nhflng dieu, nhflng khoan muc ludt dd giam bdt nhflng van ban sau ludt dd ngudi ddn dd tiep thu, dd hieu ludt thuc hidn ludt Cung vdi Luat Dd't dai, Nha nude sdm ban hanh Ludt Bat ddng san bdi hai dao ludt
nay la vdn dd cdt l d i vide hinh va phat trien thi trudng bdt ddng san chinh thdc cua Vidt Nam
Thd hai: Nha nude cdn cd nhflng quy dinh va giai phap dd ddy nhanh vide cap gidy
(13)KY YEU "CAC Bf£ TAl NGHIEN CUU KHOA HOC- CONG NGHg NGANH TAl NGUYEN VA MOl TRUONG GIAI BOAN 2002-2006' ^ Gia'y chung nhdn quyen su dung da't la co so phat ly goc de thuc hien giao dich,
chuydn dich da't song den qua dieu tra t u thuc te of cac d6 thi m o i dat ty le tren 10% Viec cap gia'y chung nhdn quyen sir dung da't cham la nguyen nhan cua viec hinh thi trucmg bat dpng san khPng chinh thuc (mua ban trao tay)
Thu ba: Nha nude cdn nghien cuu viec cap gia'y chung nhan quyen sit dung da't va sd huu nha tren da't cung mpt gia'y khong nen dd lam hai gia'y nhu hien hai co quan cdp bdi da't d nha d gdn v d i viec chuydn quydn va mua ban
Giam bdt thu tuc va bidu mdu ke khai, don gian dd lam k h i dang k y cap gidy chung nhdn Thd tu: V e gia ddt cdn ban hanh khung gia phu hpp v d i tung loai ddt, tung vung cd dac didm t u nhien, didu kipn k i n h te va phat tridn kinh t d khac ddng thdi sat vdi gia thuc td d tung giai doan hay thdi k y cu thd (khdc phuc mdt so tdn tai cua N g h i dinh 87/CP va Quydt dinh 302/TTg)
Tren co sd khung gia Chfnh phu quy dinh, Uy ban nhdn ddn cac- phd, cac tinh quy dinh gia ddt cu thd va sat thuc v d i dia phuong minh
Thd nam: V d quy hoach sd dung ddt dai
Nha nude cdn cd quy dinh cu thd vd viec quy hoach sd dung dd't dai ddng bp vdi quy hoach phat tridn khdng gian dd t h i , ddng thdi gan vdi quy hoach phat tridn co sd tdng cu thd nhu:
* Quy hoach sd dung ddt cung vdi quy hoach khdng gian ddi v d i nhung dd thi m d mang va phat tridn khu dd thi m d i
* Quy hoach sd dung ddt gdn v d i quy hoach dd thi va quy hoach co sd tang d khu vuc du kidn phat tridn dd thi
* Quy hoach sd dung ddt gdn vdi quy hoach phat tridn cdng nghiep
Neu giai quyet duoc nhu vay khdng lang phf ddt, tdng hoan chinh thu hut dan cu ddn d, gia ddt dupe dn dinh, tranh dupe su lpn xpn ve thi trudng dat dai tai nhung khu vuc
Thd sau: Dd phat tridn thi trudng bdt dpng san Nha nude cdn cd nhung co quan chuyPn ve dang k y ddt dai (nha d, ddt d) dd thuc hipn dang k y giao dich ve nha d, da't d, hudng dan dang k y , lap va luu trd hd so Gdm co quan dang k y d Trung uong va co quan dang ky d dia phuong (Ddy la su ddi hdi cua ngudi ddn dd hp cd co sd phap l y tham gia vao thi trudng bdt ddng san)
Thd bay: Nha nude cung cdn cho phdp hinh cac cdng ty lam nhiem vu dich vu
trong vide hudng ddn, cung cap thdng t i n vipc giao dich, chuydn dich ddt dai, nha d Thd tam: Nha nude tang cudng dau t u cho viec tuyen truyen, phd cdp de ndng cao su hidu bidt vd chfnh sach, phap ludt thuc hipn phap ludt vipc giao dich nha d, da't d thi trudng bdt ddng san chfnh thdc
Thd chfn: Cdn cd che tai quy dinh cu thd viec thuc hien Ludt Dat dai, cac van