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Nhu vdy, vide dp dung quy pham phdp ludt vl ddft dai nam 2003 vd phdp ludt ddn su nam 2(K)5 cung cd nhGng dilm chua ro ndn trong qud trinh giai quydt tranh chdp ddt dai, toa dn se [r]
(1)Nghien ciiu - Trao doi
Nhiifnp bat cap giai ciiap flat dai va nlia di Tranh chap dat dai vii
giai quyet tranh chap dat dai tai toa an
Cac tranh chd'p v^ quy^n sd dung dd't (QSDD) hien dien da dang va vd cung phiic tap vd hinh thdc vd ndi dung, cd nhGng vide khie'u kidn keo ddi ddn ddn di^m ndng Ddy Id vdin dd biic xuc toan xa hdi, ndu giai quyd't td't vide tranh chd'p QSDD se gdp phdn vdo vide 6n djnh trdt tu xa hdi, tang cudng hieu luc quan li nha nudc ndi chung vd hidu luc quan li nha nudc ve ddt dai ndi ridng
TTidng qua vide giai quyet tranh chd'p v^ QSDD, cac can bd thi hdnh phap ludt giiip cho Nha nudc phat hien nhOng thieu sdt, tdn tai qua trinh quan If ciia minh de cd bien phap xdy dung va hodn thidn chfnh sdch phap ludt cho phii hc^ vdi thuc tien khdch quan Giai quydt tdt viec tranh chdp QSDD se gdp phdn bao vd quydn va Igi ich hgp phap cua ngucri sii dung dd't Qua vide giai quydt tranh chdp QSDD, Nhd nudc tGng budc giao due y thiic phap ludt cho nhdn ddn, gdp phdn dn dinh trdt tu xa hdi, tang cudng hieu luc quan If nhd nudc bang phap ludit Diiu 136 Ludt Ddt dai ndm 2003 da quy djnh vide giai quyet tranh chdp ddt dai dugc thuc hidn d hai cdp, dd c^p thii
O TS,
Khoa Ludt
-hai Id cffp giai quydt cudi cCing Vide quy dinh gidi quydt theo cdch m(S cdn cii Didu 136, cdn xdc djnh rd thdm quydn gidi quye't tranh chdp dd't dai giOa tod dn nhdn ddn vd co quan hdnh chi'nh cdc cdp, han chd dugc vide nd trdnh trdch nhidm giGa cdc CO quan, rut n g ^ thb'i gian giai quydt tranh chd'p
Giai quyd't tranh chdp QSDD tai tod dn la vide tod an can cd vao cac quy djnh cua cac chfnh sdch phdp ludt ve dd't dai d^ giai quydt cdc tranh chSip phat sinh qua trinh quan li va sur dung ddt ciia cdc chu th^ tham gia vdo cdc quan he phdp ludt ddt dai
Bao ve quyen Igi ciia ngudi su dung dat hgp phap la mot chiic nang cu ban ciia toa an
Trong thuc te hidn nay, tranh chd'p QSUD Id tranh chd'p giiia cdc chu th^ tham gia vdo cdc quan he phdp ludt dd't dai vi quydn vd nghTa vu phdt sinh qud trinh quan If vd sii dung dd't dai, cdc chii th^ cho rdng quy6n va Igi fch cua minh bi xdm hai Giai quydt tranh chdp QSDD tai toa dn hanh chfnh hidn dugc tidn hanh theo thii tuc giai quydt cdc vu an hanh chi'nh linh vuc quan If nhd nudc vd ddt dai Thu tuc xdt xif cua tod dn la thu tuc
quyet tranli tai toa an DOAN H N G NHUNG
Dai hpc Qud'e gia Hd Ndi
cfing khai, dd hidu, dan chii; Su dfic lap ciia ngudi xdt xit (khfing la dai dien ciia ben nao hay ciia cd lien quan vd Igi ich) Thii tuc d day phai cfing khai, cung cd thd bidt va ciing phai lam theo nhu vay Thii tuc cdn bao dam dd cdc bfin phan dnh hdt ^ nguyen cua minh vdi toa an mfit cdch true tidp Thu tuc dd bao dam su gidm sat cua Vien Kidm sat, cua cac luat sir, cua nhan dan Toan bfi nhiing ydu tfi dd lam cho toa an la mat gia tri khdng cd gi cd thd thay thd dugc Chinh vi vay, cai cdch hi phap cdn thiet phai bdt ddu tir cai cdch toa dn va cdc thii tuc td tung tai toa an
Mot so bat cap ap dung giai quyiit tranh chap dat dai
Mdt la: Hidn phdp nam
1992 chi quy dinh cdc truijng hgp Nha nudc thu hfii dSt vi muc dich an ninh, qufic phdng, VI Igi ich qufi'c gia, Igi ich cfing cfing Hidn phdp nam 1992 da sira ddi, bd sung nfii dung thu hfii da't khfing dd cap tfi viec thu hdi da't vi muc dich phdt tridn kinh td Nhung khoang thdi gian nam (2003 -2009) kha nhidu van ban ciia Nha nudc dd cap tdi viec thu hdi da't de phat Uidn kinh td Chinh VI vay, Hidn phdp 1992 cdn dugc nghidn cira vd lam rS
(2)hoat ddng thu hdi ddft d^ phat tri^n kinh te
Hai la, mdt sd bdt cdp
vide quy dinh cua Ludt Dd't dai ndm 2003 va Ludt Xdy dung nam 2003 vd ndi dung bdi thudng va giai phdng mat bdng Ludt Dd't dai nam 2003 quy dinh ndi dung Nha nudc thu hdi dd't Nhu vdy, vide thu hdi da't la trach nhi6m cua Nhd nudc Trong Ludt Xay dung quy djnh cac chd tai vd bdi ttiudng vd giai phdng mat bdng lai Id trdch nhiem cua nha ddu tu Chfnh nhGng quy dinh Id mdt nhihig nguyen tihdn ddn de'n tranh chd'p ciia ngudi ddn vdi Nha nudc qua trinh tri^n khai thu h6i dd't d^ phat trien kinh td
Ba la, viec xdc djnh thcri
dilm cd hidu luc ciia hgp ddng chuyen nhugng QSDD, hgp ddng tang cho QSE© va quydn sd hiiu nha cung vd cung khd khan vi cd nhiiu quan diem khdng thdng nhdt dp dung cac ludt cd lien quan qud trinh giai quydt Chang han, Diiu 692 Bd ludt Ddn su nam 2005 quy dinh "Viec chuyin
QSDD cd hidu luc ki tG thdi
dilm dang ky QSDD theo phdp ludt ddt dai" Trong Didu 146 Khoan Nghi dinh sd 181/2004/ND-CP quy dinh: "Hgp ddng chuyin ddi, chuyin nhugng, thue, thud lai QSDD; hgp ddng hodc vdn ban tang cho
QSDD; hgp ddng th^ chdjp, bao
lanh, gdp vdn bdng QSE® cd hieu luc kl tG thdi dilm dang k^^ tai Van phdng Dang ky QSDD Tliii tu uu tidn todn nglua vu lien quan dlh QSE© dugc xdc dinh theo thd tu dang ky tai
Van phdng Ddng ky QSE©" Tai Didu 152 Khoan Nghi dinh sd 181/2004/ND-CP quy djnh vi nhiiu thdi dilm khdc thu tuc cd'p gidy cho ngudi sG dung ddt (Diiu Ludt Ddt dai nam 2003) dl xdc dinh ti'nh hgp phdp cua giao djch chuyin quyIn cho ddn thdi dilm dang k^ QSDD: Trong thdi han khdng qud lam viec kl tG nhSn dia hd so hgp Id, Van phdng bdng kf QSDD cd trdch nhidm th^m tra hd so, ldm trich hd so dja chfnh; giii sd lidu dia chfnh ddn co quan thud dl xac dinh nghTa vu tai chfnh (ndu cd); chinh ly GCN QSDD da cdp hoac thuc hidn thu tuc cdjj GCN QSDD ddi vdi trudng hgp phai cdip mdi GCN"; tGng didu kien vd hodn canh thuc hien cac giao djch, vide khang djnh QSE® cua ngucri sG dung ddt dugc thuc hidn thdng qua quy djnh hoan nghia vu tai chuih vdi Nhd nudc cu the nhu sau: 'Trong thdi han khdng qua lam viec kl tG ben dugc tang, cho thuc hidn xong nghia vu tai chi'nh Van phdng dang ky QSDD hoac UBND xa, thi trdn cd trach nhiem U-ao GCN QSE©" cho ngudi sii dung ddt NhU vdy, d day cdn xdc djnh dung thdi dilm nao vide chuyin nhugng QSDD cd hidu luc? Trong cac quy pham phdp ludt dugc xdy dung thi cac hgp ddng neu trSn viec chuyin QSDD cd hieu luc kl tG thdi dilm ddng kj? QSDD Nhung chiing ta diu cd thi dd dang nhdn thdy cd thdi dilm: Mdt Id, thdi dilm ngudi sG dung ddt mang hd so ddn dang ky tai Van phdng Dang ky QSDD; hai la, then dilm dang ky hgp ddng;
ba la, thdi dilm thu thud trudc ba; bdn la, thdi dilm trao GCN cho ngudi sG dung ddt
Nhu vdy, vide dp dung quy pham phdp ludt vl ddft dai nam 2003 vd phdp ludt ddn su nam 2(K)5 cung cd nhGng dilm chua ro ndn qud trinh giai quydt tranh chdp ddt dai, toa dn se rdt khd dp dung quy pham ndo dl giai quydt cho phii hgp
Bdn Id, Ludt Ddt dai ndm
2003, Bd luat Dan su nam 2005 vd Ludt Nhd d nam 2005 cung cd nhGng dilm khdng tuong ddng vide quy dinh thdi dilm chuyin quyIn sd huu nhd d, cu thi nhu sau:
Theo Diiu 107 Ludt Nhd d nam 2005 cd quy dinh "Ngudi nhdn tang, cho nha d thude sd hGu chung dugc cdng nhdn la chu sd huu ddi vdri nha thude sd huu chung dugc tang, cho ke tG hgp ddng tang, cho nha d dugc cdng chiing" Tai Khoan Diiu 93 Ludt Nha d nam 2(X)5 lai quy dinh: "QuyIn sd hGu nha d dugc chuyin cho ben mua, bdn nhdn tang, cho, ben thue mua, ben nhdn ddi nha a
ki tG thdi diem hgp ddng dugc
(3)chuydn quydn sd hiiu nha d lai khfing phu thufic vao thdi didm dang kf nhu dfi'i vdi QSDD, ma dfii vdi nha d lai phu thufic vko thdi didm hgp dfing dd dugc cfing chung hay chdng thuc
Trong Uirdng hgp nay, vdn dd bdt cap ciia phdp luat dugc thd hien trudng hgp chuydn nhugng, tang, cho QSDD va quydn sd hiiu nha Ihi thdi didm cd hieu luc cua hgp dfing la thdi didm hgp ddng dugc cdng chiing hoac chung thuc theo quy djnh ciia Luat Nha d nam 2005 hay thdi didm dang kji QSDD theo quy djnh cua Luat Da't dai nam 2003
Mfit nhiing yfiu cdu CO ban ciia boat dfing giai quydt tranh chdp ddt dai la phdt sinh cac tranh chdp vdh dd hoa giai phai lufin dugc coi trgng va dd cao Hoa giai tfi't cac tranh chap phat sinh thi khdng phai xet xir! Day la mdt vdn dd rdt quan dd dn djnh U-at tU xa hfii, giii dugc hoa cfing dfing dan cu va tinh cam gia dinh, ban be, dfing nghiep
Nhiimg giai phap co ban
Thii nhat, cdn sda ddi, bd
sung cac luat cd lien quan mat thidt tdi sit dung ddt dai, hoat dfing quan ly ddt dai nhu: Bfi luat Dan su nam 2005, Luat Xay dung nam 2003, Luat Nhd d nam 2005 cho phii hgp vdi thuc tidn ddi sd'ng Trong thdi gian tdi cdn ban hanh Luat Giao djch dam bao, Luat Dang k^ bdt ddng san, Luat Quy hoach dfi thj, Luat cac cfing tiinh tdng dd bao dam cho su van hanh nhjp nhang cua thj trudng bdt ddng san Cd dugc he thfing
phdp luat phii hgp, cdc quy djnh ro ring, thfi'ng nha't tao didu kifin cho hoat dfing giai quydt tranh chdp tai tea dn cd hidu qud cao hon Dfing thdi, qua day tao tidn dd cho su hinh thdnh boat ddng ciia Hiep hfii kinh doanh bdt dfing san phdt tridn Cdc tranh chdp ddt dai xdy thi vai trd tdc ddng cua hifip hdi nghd nghifip se ddng vai trd nhdt djnh Viec giai quydt mang tinh chdt chuyen ngdnh ndy rdt phii hgp vdi didu kien kinh td- xa hfii cua nudc ta hien
Thii hai cd tranh chdp,
tod dn thu 1}? hd so qud trinh giai quydt cdn phai ndm chdc ljch su, ngudn gfi'c da't tranh chdp vdi thuc td sir dung Toa dn cdn xac djnh, ldm ro nguyen vgng vd yeu cdu cua cac ben tranh chdp dd tir dd ap dung phdp luat da't dai, phdp luat dan su hay luat nha d dd giai quydt cho diing ddn
Thii ba, cdn than trgng, ty
my viec xdc djnh thdi hieu khdi kien phat sinh Uanh chdp la hai nam cdn can cii vko Didu 159 Bd Luat tfi tung Dan su cd hieu luc nam 2006 Trong giai quydt tranh chdp thdi didm cd hieu luc cua hoat ddng chuydn nhugng, tang, cho cdn xdc djnh ro \i giao djch chi dugc Nhd nudc bao hfi hg da hoan thdnh nghia vu tai chinh vdi nhd nudc va dugc Van phdng dang
k</ QSDD u-ao GCN QSDD Thii III, cdn xdc djnh thdi
hieu chia di san thira kd, xdc nhan quydn thita kd cua cdc hang thira kd hoac bdc bd quydn thita ke ciia ngudi khdc dfii vdi QSDD ma thdi didm md thita kd phat sinh sau ngky 10/9/1990 se
dugc tinh tir ngdy 15/10/1993 ddn hdt 15/10/2003 phi hgp vdi quy djnh ciia Bd Luat td tung Dan su Id thdi hidu 10 nam
Thii ndm, cdn xit l^ nghiem
cdc hinh vi vi pham phdp luSt vd da't dai nhdm ngan ngira vJ han chd cdc tranh chdp ddt dai xdy Dfing thdi, toa dn tang cudng sfi lugng thdm phdn cd trtnh dfi hidu bidt vd ddt dai vJ giai quydt tranh chdp ddt dai can bfi tda dn dugc ddo tao bdi dudng chuyen sau kidn thiic, ky nang thu thap chiing cii, xei hdi, tranh tung cac phiSn tod Rdn luydn bdn linh chi'nh trj cho thdm phan v4 hfii thdm nhan dan ddc lap xet xii tai tod an