Tap cM Nghi&n ciiu va Phat trifa, s6 1 (108). 2014

BAN THEM VE CAM CO QUYEN Sif DUNG DAT d VIET NAM HIEN NAY

Than Vdn Tax*

1. Dan nhgp Cam cd' va the chap tdi san theo quy dinh cua Bd luat Dan sU 2005 Id hai

trong cac bien phap bao dam giao ket va thUe hien hdp dong dan sU.'^ ' Thdi gian gan day, tinh trang tranh chap eo lien quan de'n hgp d6ng cam ed' quyen su' dung dat xay ra kha pho bien, dac biet la cdc tinh, thanh phd' phia Nam nUdc ta.'^' Trong qua trinh thu ly, giai quyet, cac toa an cung kha lung tung, bdi ed siT khdc nhau trong nhan thufc ve tinh hgp phdp cua giao dieh cam ed'! Vay, vi sao eac ben khdng suf dung hinh thdc the chd'p quyen suf dung dd't lam bien phdp bao dam nghia vu ddn sU ma lUa chgn bien phdp cdm cd' ngay cd khi Ludt Dd't dai 2003 khdng liet ke nd vdi tinh each la mdt hinh thu'c chuyen quy^n suf dung dd't?

Xua't phat tif khdi niem cam cd' tdi san quy dinh tai Bg luat Dan sU 2005, ed the hinh thanh y niem ve cam cd' quyen suf dung dat vdi cdc dac diem phdp ly khae biet so vdi the chap, cu the: i) Trong the chd'p, ben the chap khdng chuyen giao doi tugng the chap la quyen suf dung da't (va ea thufa dat) eho ben nhan the chap ma ehi cd nghia vu giao Giay chdng nhan quyen siJ dung dd't eho ben nhan the chap,'^' trong khi cam cd' thi hodn todn nguge lai, ben cam cd' phai chuyen giao do'i tugng cam cd' cho ben nhdn cam cd'. Va, chinh vi vdy, ii) quyen sd dung, quan ly dd'i tugng the chap vdn khdng hi thay doi, td'c la vdn thugc ve ben the chd'p, cdn trong cam cd', bn cam cd' khdng cd quyen quan ly, khai thde cdng dung tai san. Can lUu y rang, viec chuyin giao Giay chd'ng nhan quyen sd dung da't tu" ben the chap sang cho ben nhan the cha'p ehi Id each thufc de cdng khai hda giao dich the chap (viee ndm giQ Giay chUng nhan quyen sd dung da't la de ben thU ba biet rdng thiSa dd't dd da dUdc siJ dung vao mgt giao dieh, bn the chap khdng the tiep tuc thUe hien cae giao dieh khdc ma khdng cd sU chd'p thudn cua ben nhan the chap), cdn dd'i tugng cua the ehd'p van gid'ng nhU cdm cd', la gia tri quyen suf dung da't.

Bi quy dinh bdi cac dac diem phdp ly neu tren ddn de'n vai trd cam ed' vd the chap quyen su* dung da't dd'i vdi ddi sd'ng xa hgi cung khac nhau. 6 phUdng dien kinh te, chung la cac phuong thuTc giao luu tdi san khong gid'ng nhau. Neu the cha'p, thu-a da't chi ddng vai trd la tai san bao dam (huge ben the chap phdi thUe hi |n nghia vu theo hgp dong chinh, neu khong se xuf ly tai san bdo ddm theo thoa thuan hodc theo phap luat) cdn trong cam cd' qu^Jn suf dung ddt, mgt thiJa da't se vUa ddng vai trd tai san bao dam viia ddng vai trd Id tU lieu san xua't (sinh lui eho ben nhdn cam cd). Do dd, tuy theo dieu kien cu the ma cdc chu the ed the lUa ehon.

Khoa Luat, Dgi hpc Hue.

Tap chi Nghi&n aJu vk PhSt tri^n, s6 1 (108). 2014

Trong pham vi bai viet ndy, tdc gia phdn tich tinh hgp phdp vd hgp ly eua cam ed' quyen suf dung ddt d Viet Nam thdng qua viec tiep can cdc quy dinh cua phdp luat hien hdnh ve cam co, dong thdi dUa ra cac cu sd khoa hgc de khang dinh cam cd' quyen sil dung dd't Id phuong thiJc can dugc thUa nhdn mdt cdch minh bach nhu dd'i vdi cde loai tdi san khdc.

2. CSm CO quyen suf dung da't - vd'n de chUa dvtde nhdn thiife nhat quan trong phap lu^t hi^n hanh

Khi nghien cuXi phdp luat thUc dinh Viet Nam ve earn cd' quyen su' dung dd't, phai nghien cufu phdp luat ddn sU''" vd phdp luat dd't dai.'^' Nhin chung, lien quan de'n chl dinh ndy cd thi thd'y giiJa hai dao luat quy dinh chua nhd't qudn.

Theo quy dinh cua Bd luat Dan sU hien hdnh, dd'i tugng cua cam cd' tdi san Id dgng san vd bdt ddng san. NhU vay, day la eu sd eho phep chung ta suy luan rdng, dd'i tugng cua cam cd' tdi san bao gom quyen suf dung da't.'^ * Day Id bude dot phd manh me. Id diem tie'n bd vUgt bdc cua Bd luat Ddn sU 2005 so vdi Bd luat Dan sU 1995, tao cu sd cho thdi ky hdi nhap kinh te."'

Diiu 322 Bd luat Dan su 2005 quy dinh "quyin sd dung ddt dugc dung di bdo ddm thuc hien nghia vu ddn sU theo quy dinh cda Bp lugt ndy vd phdp lugt vi ddt dai. Quy pham nay dugc hieu Id su vien ddn cua mgt dao luat gd'c tdi mdt ngdnh luat chuyen ngdnh de xdc dinh cdch thde cu the tie'n hdnh cam eo quyen suf dung dd't. Tuy nhien, Luat Da't dai 2003 liet ke cdc hinh thdc chuyen quyen sijf dung dd't bao gom chuyin nhugng, tdng cho, cho thue/ cho thue lai, thifa ke, the chd'p, bao lanh, gdp vd'n de san xuat kinh doanh bdng quyen suf dung dd't md khdng ed cam cd' quyen su: dung dat. Ndi each khdc, cam co quyen suf dung dd't khdng duge li#t ke Id mdt trong eae hinh thUe chuyen quyen suf dung dd't. Dieu ndy cd ding nghia vdi viec cdc ben khdng dugc phep cam ed' quyin suf dung dd't hay khdng? Tra Idi cdu hoi ndy, hien nay ed hai quan niem.

Quan niem thd nhdt cho rdng, phdp luat thue dinh khdng eho phep cam c6' quyin suf dung dd't, bdi vi viec thiet lap cde giao dich ve dd't dai phai thUc hien theo Luat Da't dai 2003. Trong khi dd, dao luat ndy khdng liet ke hinh thu'c cam cd' quyin suf dung dd't thi cd nghia Id cdc ben Ididng duge phep thUe hien giao dich ndy.

Quan niim thd hai cho rdng, Ludt Da't dai 2003 khi liet ke cdc hinh thUc chuyin quyin suf dung dd't khdng bao gom cam cd' quyen suf dung dd't nhung khdng cd quy dinh ndo ca'm viec cam ed' quyin suf dung dat. Do vay, khdng cd nghia Id cdc ben khdng dugc phep cam cd' quyen sd dgng dd't. Ma trdi lai, quyin su" dung da't la bd't ddng san, la mgt dd'i tugng cua cam co tdi sdn nen cdc ben dugc ph6p cam cd'.

Chdng toi cho rdng, quan niem thuf hai la hgp ly hdn. Van de quan trgng md theo ehung tdi Id diem mau chd't de giai md, dd Id cdc nguyen tdc ti^ do, tU nguy$n cam ket, thoa thudn dugc ghi nhdn trong Bd ludt Dan sU 2005. Theo dd, "Quyin tu do cam ket, thda thudn trong viec xdc lap quyen, nghia vu ddn su dugc phdp ludt bdo ddm, ni'u cam ket, thoa thudn do khdng vi phgm diiu cdm cda phdp lugt, khong trdi dao ddc xa hpi."^^' Dieu nay hodn toan khde vdi nguyen tdc tudn thu phdp ludt trong Bg ludt Dan sU 1995: "QuySn, nghia

Tap chi Nghien ciiu va Phat triin, so 1 (108). 2014

vu dan sU phdi dUgc xdc lap, thUc hien theo cdc cdn cd, trinh tu, thu tuc do Bp ludt ndy vd cdc vdn bdn phdp ludt khdc quy dinh...".^^^ Ndi mdt each khai quat, cd nghia la, trudc day, neu theo Bg luat Dan sU 1995, cac ben chi dugc phep thiet lap cac giao dich ma Bg luat nay quy dinh thi hien nay dd'i vdi Bo luat Dan sU 2005, cac ben tU do thoa thuan giao ket miln la khong trdi phdp lugt, trdi dao ddCc xd hpi. Do dd, cam cd' quyen suf dung dat la hup phap vi khdng cd yeu to trai phap luat, do Luat Da't dai 2003 khong cd quy dinh cam nhu da phan tich tren.

Mat khac, cung can lUu y, thdi diem ban hdnh Luat Dd't dai 2003, chung ta dang ap dung Bg luat Dan sU 1995. Do dd, quan he cani ed' quyen suf dung dat da bi dao luat ndy "bo ngo", khdng to rd tinh than nha't quan, khdng cam ma cung khong Met ke. Vao thdi diem dd, ndi ham "cdm" vk khdng quy dinh" ca ban la gid'ng nhau. Tuy nhien, sau nay, khi Bg luat Dan sU 2005 cd hieu lUc (01/01/2006), nguyen tdc tuan thu phap ludt bi pha vd, thay vao dd la tU do thda thuan. Ndi khae di, cdng dan cd quyen lam nhihig viec ma phdp luat khdng ca'm. Do vay cdc ben cd the cam cd' quyen sd dung dd't. Quan niem nhU vay cung phii hgp vdi nguyen tdc dp dung van ban quy pham phap luat quy dinh trong Ludt Ban hanh van ban quy pham phap luat 2008.'^"'

Nhu vay, quan niem thuT nha't chi dung dd'i vdi B6 luat Dan sU 1995 ma khdng dung vdi tinh than ciia Bd luat Dan sU hien hdnh. Vdi nguyen tdc tU do cam ket cua Bd luat Dan su 2005, Luat Da't dai khong the suf dung phuung phap liet ke cdc hinh thufc chuyen quyen de cu the hda ma phai thiit ke theo hudng loai trif bang cac quy pham cam. Mat khae, sU thieu vang cam cd' quyen suf dung da't trong Luat Dat dai 2003 la do vdo thdi diem dd, Bg luat Dan sU 1995 quy dinh bd't dgng san ehi cd the la dd'i tugng cua the cha'p ma khdng thi la dd'i tugng cua cam eo'.'^ '^ Nhd vay, neu quan niem theo hudng thuf nhd't, mgt mat nd phu nhan cae gia tri nhdn van, tien bg cua Bd luat Dan sU 2005. Mdt khdc, no mang tinh quan lieu, may mdc. Chang han, neu theo each tU duy dd, giao dieh "mugn" quyen si5 dung dat khong dugc liet ke trong Luat Dd't dai nn nd la mgt giao dich bat hop phap trong khi thUe tien quan ly da't dai'^ '^ cung nhu thUc tien toa an giai quyet tranh cha'p da't dai'^ '^ van thufa nhan giao dich "mUgn" quyen suf dung dat! Va, cuo'i cung xin dugc phat bieu them rang, cam co' quyen sd dung da't va nhd d'^ '" la bat hup phdp thi loai bat dgng san nao mdi la do'i tugng cua cam ed'?

Do dd, trong thUe tiin giai quyet eac tranh chap ve cam ed', can iUu y den tinh hgp phap cua cam cd' quyen suf dung da't tai cac giai doan khdc nhau eung khdng giong nhau. Chang han, neu cam cd' trudc 01/01/2006, tUc la thdi dilm dang thUc hien theo Bg luat Dan su 1995 vd Luat Dat dai 1987, Ludt Da't dai 1993, Luat Da't dai 2003 thi di nhien do la giao dich khdng hgp phap. Dd'i vdi cac giao dich cam co' quyen suf dung dat da xde lap sau 01/01/2006 hodc xac ldp trUde dd nhung sau 01/01/2006 vdn cdn thUc hien'^^' thi phai coi dd la giao dieh hgp phdp. Tuy nhien, trong thUe tiin giai quyet tranh chd'p hgp dong cam cl quyen suf dung da't, da so cae toa an thu ly giai quyet diu nhdn thiic day Id giao dich vo hieu vi trdi phdp ludt ddu rdng, trong ban an khdng dUa ra dugc cdc CO sd phap ly de chiing minh rdng hdnh vi dan sU dd Id trdi phdp ludt, (hodc trai dao dd'c xa hdi)!

Tap chl Nghjgn ciSu vJ Phat triin, s6 1 (108). 2014

Ch^ng han, ngay 12 thang 01 nam 2007, Toa an nhan dan huyen My Xuyen, tinh Soc TrSng thu ly giai quySt vu viec lien quan d'n cam c6' quyen suf dung dat. Theo noi dung vu viec, ong Sa Ri dUtfc cap Giay chijfng nhan quyen su: dung dat doi vdi thiia dat co dien tich 7.702 met vuong til nam 1991. Nam 1996, ong cam co dien tich dat cho ba Hue vdi gia 3 gia Ma/ cong, tong cong la 18 gia lua. Hai ben thoa thuan khi nao co tien se chuoc lai. Nam 2007, ong Sa Ri yeu cau chupc lai nhung ba Hue khong cho. Sau do, thang 10 nam 2007 ong Phuong (dai dien theo uy quyen cua ong Sa Ri) khdi kien Ien Toa an nhan dan huyen My Xuyen. Ban an so tham so 26/2007/DSST ngiy 18/7/2007 cua Toa an nhan dan huyen My Xuyen (Soc Trang) da giai quyet theo hudng giao dich cam co quyen sijf dung dat vo hieu.'^ '^

Tuy nhien, cung khong it cac trUcrng hop, toa an coi do la hgp dong co hieu life.

Ching han; Ngay 22/02/2003 ong Nguyin Tien Dang va ong Bui Phan (Long An) lam hop dong cam co dat. Hai ben co thoa thudn rdng din thdi han md ong Phdn khdng chuoc thi ong Bdng tiep tiic sti dung. Tuy nhien sau do khi ong Dang tiep tuc sii dung dat khi qua thcfi han hai nam thi ong Phan cho r^ng viec ong Dang su" dung them hai nam do la de trir het so tien cam co 15.000.000d. Ban an phijc tham nhan dinh viec "toa dn sa thdm xdc dinh ddy Id hap dong vay tdi sdn Id khong chinh xdc md ddy id hpp dong cam co tdi sdn theo Dieu 326 B^ lug-t Ddn sU 2005 nen sdd lai phdn ndy cua bdn dn sa thdm cho ddng". Nhu vay, trong trucfng hap nay, toa an da xet xii theo hudng cong nhan tinh hap phap ciia hgp dong cam co quyen suf dung da't.""

3. Can minh bach hoa va t i n g exiting mS rpng hanh lang phap ly ve cam co quyen suf dung dat de phat huy nguon lUc phat tr ien kinh te

Viec tao hanh lang phap ly cho quyen sil dung dat dugc luu thong mot cdch da dang trong dW song dkn su, trir phi xam hai Igi ich nha nudc hoae trat tu cong cong, se gop phftn dang ke lam tang them nguon liJc de phat trien kinh tS'xa hpi dat nudc. Cd the phat bieu ngay rang, van de cam co quyen sOf dung da't khong phai la va'n de mdi d Viet Nam"" va cung la loai quan he phap luat dugc nhi^u nudc tren the gidi thufa nhan.

Kinh nghiem cua cac nUdc cho tha'y, che do sd hiTu da't dai d moi nUdc tuy khac nhau nhimg khi cho phep cam co da't dai, phai chu trgng hai van de: i) Cam CO da't dai, do xua't phat tCr thuoc tinh ciia no la ben cam co phai chuyen giao quyen sil dung da't va da't dai cho ben nhan cam co^ . Do do, no co kha nang lam tich tu mgt lugng tU lieu san xua't trong tay cac to chdc, ca nhan co nang lire tai chinh manh nhu doanh nghiep, cac to chdc tin dung "" gay ra kho khan trong viec diiu tiet co ca'u nen kinh te va phan hda xa hgi; ii) Cung: do tich tii mot luong tu liu san xua't ldn ve mgt s6' chu the nha't dinh, do do, viec co khai thkc h't gia tri da't dai hay khong phu thugc vao ning lire to chdc cua ben nhan cam CO. Tdc la cd the gay ra lang phi tai nguyen.

Che do sd hiiu da't dai d moi nudc cd dac thu rieng nhUng viec phat huy nguon lUc piidt trien kinh te-xa hgi \k van de quan trgng ma moi nudc deu phai quan tam. Viec quy dinh mot cdch ro rang cho phep cam co quySn sd dung da't la viec ghi nhan theiii mgt hinh thdc phip ly, mgt mo hinh lUU thong cua tai san, gdp phan phdt huy nguoii luc phdt trien, hgi nhap kinh te.

Tap chi Nghien aSu va Ph5t trien, so 1 (108J. 2014

Tren cu sd dd, theo chung toi, phdi minh bach hda va tang cudng md rdng hdnh lang phap ly dd'i vdi cam cd' quyin suf dung dd't, xuat phat tut cdc eg sd sau day:

Thd nhdt, ve khia canh phdp lugt. NhU tren da phan tich, viec xde lap nguyen tdc tU do thda thuan, cam ket trong Bg luat Ddn sU 2005 la mgt tien bg vUUt bac, th i hien nhan thUe tien bg eua mgt nen van minh phap ly. De dau tranh cho quyen dUgc thUc hien nhUng hdnh vi md phdp lugt khong cdm do, Viet Nam da nghin cUu, tiep thu cd chgn Igc nhiing "tinh anh" trong lap phdp cua the gidi vd phai mat mgt qud trinh "thai nghen" lau ddi. Do dd, niu khdng cho phep cam cd' quyin suf dung dd't thi tinh tie'n bg cua Bg luat Dan sU 2005 ve viec xac lap nguyen tac tu do cam kit trd thanh vd nghia. Luat Dat dai 2003 ra ddi tao ra hdnh lang phap ly dl bao vd Igi ich cua ngUdi siJ dung da't, dong thdi la mot cdng cu dl nha nudc quan ly da't dai. Vdi nhi$m vu quan trgng do, dao luat nay phai the hien tinh than nhd't quan, minh bach dl bao ve Idi ich ngUdi su' dung dat. Se la khdng tdn trgng quy ludt khaeh quan cua xd hgi khi nha nUdc sd dung quyin lUc mgt each tuy tien ean thiep vdo qua trinh lUu thdng tai san trong ddi sd'ng dan su.

Dl gat bd nhij'ng quan ngai khi cho rdng cam ed' quyen su: dung dd't cd the gay ra nhUng he luy tieu cUc, tae gia xin phan tich md'i quan he giiJa ehi dp sd hijXi todn dan vl dat dai vdi cam cd' quyen suf dung da't. Chung toi cho rdng Viet Nam kien dinh vdi che do sd hiJu toan dan Id cd nhu'ng cu sd ly ludn va tU tudng nhat dinh,'^ '^ ' tuy nhien phai doi mdi manh me nhilu ngi dung dl hien thuc hda che do do, trong dd luu y din sU chuyen giao quyen eho ngUdi suf dung dd't tuung ufng vdi tiing thdi diem lieh sd eu the.'^^' NhU vay, eoi cam cd' quyen suf dung da't la hup phap se la bUde tie'n hien thUe hda che do sd hiJu toan ddn vl da't dai. Che do sd hiJu todn dan ve da't dai eho phep nha nUde quy dinh ngi dung cua quan he cam ed' de bao dam trat tU edng edng va lui ich qud'e gia. Niu dd'i vdi chl do sd hGu tU nhan vl dd't dai, dd'i tugng cam cd' chinh la dd't dai thi trong chl do sd hUu toan dan ve dd't dai, dd'i tugng eua cam cd' khdng phai la dd't dai ma la quyen suf dung da't (quyen tai san, khdng phdi vat). Diiu nay eung g6p phan ldm ro quan niem sai lam hien nay rang: Cam cd quyin sd dung ddt tdc Id ddng tdi sdn cua ngUdi khdc (toan ddn) de bdo ddm nghia vu nen khong hgp phdp. Luu y rdng, trong cam cd' quyin suf dung dat, ben cam cd' chuyin giao cho ben nhan cam cd' quyen duge khai thac cdng dung thufa dat (quyin su' dung da't) vd vdt (thiJa dd't) nhUng thuc chat, dd'i tugng md ben nhdn cam cd' hudng tdi khdng phai Id dd't dai ma la quyen su' dung dd'i vdi thiJa da't dd (kha ndng sinh lui). Day cung la dac dilm md trong chuyen doi, chuyin nhUdng quyin suf dung da't diu cd.'^ '^ Vay vi sao chuyin nhugng, chuyen doi quyin siJ dung dd'tdUdc coi la hinh thufc chuyin quyen ma khdng the quan niem rang cam ed' quyin sif dung dd't cung cd tinh each ay?

Vl ndi dung cam cd', vdi quy che phdp ly do'i vdi cdc nhdm da't vd cdc loai ngudi su: dung dd't hien nay, cd the cho phep ehung ta thiet ke quyen cam co quyin suf dung dd't thudc nhdm quyin dac trUng eua mgt so' loai dat nhd't dinh vd doi vdi mdt sd' dd'i tugng nhd't dinh. Ngodi ra, cd the thay, che do sd hiJM toan dan ve dd't dai cho phep suf dung cdc cdng cu cua chu sd hCJu, cua nhd quan ly da't dai de thii t lap mgt khung phdp ly phu hdp. Chdng han, thdng qua thdi

Tap chi Nghi&n ctfu va Phat trien, so 1 (108). 2014

han suf dung da't, che dinh thu hoi dat, trung dung dat de bdo ve Igi ich nhd nude, lui ich qud'c gia, trat tu cdng cgng; thdng qua hgn mdc nhgn chuyen quyin sd dung ddt de ngan ngC/a sU tieh tu dd't dai qua ldn vdo trong tay mdt nhdm ngudi trong xa hgi.'^^'

Thd hai, ve mdt lich sd. Nhu tren dd dl cap, cam ed' quyen suf dung dd't khdng phai Id van de mdi me d Viet Nam. Phap ludt nUde ta d cdc giai doan lich suf nhd't dinh diu ed nhihig quy dinh lien quan den vd'n de nay. (J giai doan Ly - Tran - Ho, phap ludt da cd quy dinh thUa nhdn cam ed' dd't dai. Cde dao chieu cua nhd vua da phan dinh mgt mufc do khd cu th i giij:a "dogn mdi" (ban ddt, gan tUUng dong chuyen nhugng hien nay) vd "cdm dg" (ban tam, gid'ng cam cd' hien nay). Trong dd, neu cam dg thi ngudi cam dg khdng dugc chuoc lai trong thdi gian da thda thuan. Thdi Le su, dd'i vdi rudng "qudn diin"'-'^'^' nhd vua ra lenh, neu viee mua bdn dd't dugc thUc hien tii nam Thudn Thien thU nhat [1428] trd di thi duuc chuoc lai.'^^' Sau nay, nha Le da thUa ke cac quy dinh do, thiet ke han mgt chuong Dien sdn trong Qudc trieu hinh lugt'^^'' de quy dinh vl cdc quan he rudng dd't. Trong dd, Dieu 383 da quy dinh ve viee "dogn mdi" (bdn dut) vd "dien mdi" (cam cd') rugng dd't. Chiu anh hudng sdu sdc cua Qudc triiu hinh lugt, Hodng Viet ludt le thdi Nguyin cung cd kha nhieu quy dinh ve dogn mdi vk dien mdi.^^'" Sau Cdch mang thang 8/1945, khi thUc hien chu trUUng gidnh lai rugng dd't tU tay dia chu dl chia eho dan ngheo, phap ludt van cho phep ngudi dan ban, cam cd' dd't dai.'^ '^

Nhu vay, qua cdc thdi ky lich suf khae nhau, viec quy dinh ve che do sd hUu dd't dai tuy ed sU khac biet so vdi hien nay'^ '^ nhung mgt mdc do nao dd deu cho phep chuyen dich vdi nhChig hinh thdc cd ten ggi khdc nhau nhUng thuc chat dd Id cam cd' da't dai.

Thd ba, ve khia cgnh thuc tiin. NhU dd phdn tich, cho du hien nay cam ed' khdng dugc liet ke trong Luat Dd't dai 2003 nhU mgt hinh thUc chuyen quyen, song, tinh trang cam co quyin su: dung dd't trong thue tien van the hien rdng day Id nhu cau khdch quan cua ddi sd'ng dan su. Dieu ndy cho thd'y md hinh lUu thong nay ddp u'ng, giai quyet dugc nhu cdu eiia cac ben. Khi ben cam co tdi san khdng cd kha nSng, dieu kien de khai thdc cdng dung dd'i vdi thufa dd't dd thi cam cd' se la each thdc bao dam td't nha't. Bdi le, neu the chap thi thufa dat dd cung se bi hoang hda, lang phi, trong khi dd neu cam co, thufa dd't dd se dugc ben nhdn cdm co suf dung, khai thdc de sinh Igi. Vd, ben cd quyin trong hgp dong chinh chdc chdn se mud'n nhdn cam cd' hun Id nhan the chd'p. Ben nhdn cam cd' luc nay neu cd nhu cau, kha ndng suf dung thila dd't thi thufa dat do cd kha ndng bdo dam mdt gid tri nghia vu cao hon (so vdi the chap). Va, trong trudng hup dd'i tUung cam cd' la dd't ndng nghiep thi vai trd kinh te cua cam CO quyen siJ dung da't cdng dugc the hien rd net. Hun nUa, cdc ben de dat dugc thda thudn ve' giao dieh dan sU ndy khi ben cd quyin cho rdng minh da chiem hiJu tdi sdn bao dam. Neu ben nhdn cam co khdng ed nhu eau suf dung thda ddt dd, thi vdi hg, cam co ciing gid'ng the chap vd ddy Id "cu hgi" de ben cam ed ed thi thuung thao lua chgn the chd'p.

TrUdng hup ehu suf dung dd't mud'n suf dung da't dl bdo dam nghia vu nhung dong thdi van mud'n tiep tuc khai thdc thiia dat thi cac ben cd thi lUa

Tap chi NghiSn cu:u va Phat trien, so 1 (108). 2014

chgn hinh thufc t h i chd'p. Di nhien, neu ben cd quyen chi mud'n nhan cam eo thi phai tang gia tri nghia vu cam ed' de dat duuc thda thuan.

Nhu vay, viec bo sung mdt md hinh lUu thdng quyen suf dung da't trong ddi sd'ng la nhu cau can thiet lam phong phu hdn cdc quan h$ kinh te de cde ben lua chgn. Trong thUc te, nhu cdu cua ngUdi suf dung da't la da dang thi ddi hoi quan he phdp luat eung phai da dang.

Kinh nghiem thUe ti in cua mgt so' nUdc ed nen kinh te phat triin cd the la bai hoc dl van dung d Viet Nam. Luat La Ma, dao ludt cd gia tri lich sii to ldn vd cd sU anh hudng tdi he thd'ng phdp luat nhieu nUdc tren t h i gidi cung da ed nhieu quy dinh tien bg vl quan he cam cd' da't dai. Da't dai vd nd le la hai tU lieu san xua't chu yeu cua xa hdi thdi a'y vd nd la tdi san thugc sd hiiu tU nhdn. Trong che dinh cam cd', Luat La Ma da cd quy dinh rd't rd vl dd'i tugng. Theo dd, dd't dai Id mgt mdt dd'i tugng eua cam cd' tdi san.'^ *

Ludt ddn sU eua mdt so' nUde tren the gidi nhU Diic, Phap... cung coi dat dai la dd'i tugng cua cam cd' vd cdng ngdy cang dugc quy dinh mdt each minh bach. Van de dat ra la d cac nudc cd nin kinh te phat triin, viec lUu thdng tai san thudng dugc gdn vdi cdc yeu to' thi trudng, it cd sU ean thiep cua nhd nudc.

Xua't phat tU cdc cu sd tren, viec minh bach hda vd tang cUdng md rdng hdnh lang phdp ly ve cam cd' quyen sti dung dat eu t h i d cdc ndi dung sau:

i) De bao dam an toan phdp ly dd'i vdi giao dich cam cd' quyin sii dung da't, can phai quy dinh (liet ke) cam cd' quyen sii dung da't la mdt hinh thiic chuyen quyen sii dung dd't;

ii) Ludt Dd't dai phai quy dinh rd cdc diiu kien cu t h i d l cdm cd' quyen sii dung da't, bao gom ed gid'y chdng nhan quyin sii dung dat; da't khdng cd tranh chap; quyen sii dung ddt khdng bi ke bien dl bao dam thi hanh dn; trong thdi han sii dung dd't;

iii) Phai quy dinh eu the trinh tu, thu tuc, dieu kien ve hinh thiie eiia cam cd', trong dd, khdng nen quy dinh cdng chiing la mgt trong cac diiu kien cd hieu luc cua hgp dong;'^"

iv) Trong cdc hinh thiic sii dung da't: giao dd't khdng thu tien, giao dat co thu tiin, cho thue da't trd tiin mgt lan, eho thue dat trd tien hdng ndm, dugc cdng nhan quyen sii dung dat va nhan chuyin quyen suf dung dat thi hinh thiic sii dung da't ndo se cd quyen cam co'? Cung tUdng tU, trong cde dd'i tugng la ca nhan, to chdc, hd gia dinh, cgng dong dan eU, co sd tdn gido suf dung da't thi ai la ngudi eo quyen cam cd'? Nghien ciiu cac quy dinh Ludt Dd't dai hien hdnh co the thay nhUng chu the nao cd quyen the chap quyin sii dung da't thi nen quy dinh hg cung se cd quyin cam ed' quyen sii dung dat;'^^'

v) Cam cd' quyen suf dung da't can gdn liin vdi net ddc thu trong quan he khai thac, sii dung da't dai va de bao dam quyen Igi cho cdc ben. Bdi vi, nhU tren da phdn tich, cam ed' quyin sii dung dd't khdng dun thuan ehi la bi$n phdp bao ddm. Do dd, neu trong quan he cam cd' cde loai tdi sdn khdc, ben cam el cd the nhan lai tdi sdn cam cd' khi nghia vu dugc bao dam bdng cam cd' cham dut'^ '^ thi trong cam co' quyin sii dung dat, phdp ludt phai bdt budc eac ben thoa

Tap chi Nghi&n ciJu va Phat triln, so 1 (108). 2014

thuan mdt thdi han hgp ly ma het thdi han dd ben cam ed' mdi dUdc nhdn lai tdi san cam ed'. TrUdng hgp khdng cd thoa thudn thi dp dung thdi han md phdp ludt quy dinh. Ddy la dieu kien can thiet dl tao tdm ly yen tdm, chu dgng trong san xud't sii dung da't cho ben nhdn cam ed', dong thdi Id yiu to' tien quyit dl phdt huy vai trd kinh te eua cam cd' quyen suf dung dat.

4. hbi ke t Qua viec phdn tich tren cho thd'y: Thd nhdt, theo nguyen tdc tU do cam ket thda thudn trong Bd ludt Ddn

sU 2005 cho phep khang dinh rdng, giao dich cdm cl quyin sii dung dat xdc lap trudc ngdy 01/01/2006 Id trdi phap ludt nen vd hieu; neu xdc lap tit 01/01/2006 trd ve sau hodc trudc ngay 01/01/2006 nhUng sau ngay do van cdn thUc hien thi can phai xem xet cdng nhdn tinh hgp phdp cua giao dich.

Thd hai, trdn cu sd khia canh phap ly, khia canh lich sii cung nhu nhu cau xa hdi hien nay, phdp ludt can phai minh bach hda cae quy dinh ve cam cd' dl bao dam trong nhdn thu'c cung nhU thUc thi phap ludt dugc nhd't quan, bao ve quyen, Igi ich cdc ben, dong thdi phat huy dugc nguon lUe kinh te phdt triin dd't nUdc. Vide minh bach hda vd md rgng hdnh lang phdp ly ve cam cd' quyen sii dung dd't tap trung vdo cac vd'n dl: Ludt Dd't dai phai quy dinh (liet ke) cam cd' quyen sii dung dd't Id mdt hinh thdc chuyen quyin sii dung dat; quy dinh cu the cdc dieu kien de duge cam cd' cung nhu trinh tU thii tuc cam cd'; quy dinh cu the cdc hinh thdc sii dung dd't ndo dugc cam co vd cud'i edng la thdi han eg the la bao Idu dl bdn cam cd' quyen sii dung dat cd quyin nhdn lai thufa dd't da cam cd'.

T VT CHtJ THICH (1) Klidi nim hgp dong dan sy tfieo nghTa rong. (2) Theo bAo cao cua nganh toa an ve thgc trgng giai quyet tranh chap lien quan d^n dat dai

nam 2011. (3) Kho^n 1 Dieu 717 Bo luat Dan sg 2005. (4) Vi Bo luat Dan sg quy djnh ve cac b i in phap bao dam giao ket va thgc hien nghTa vy dan sg. (5) Vi quyen sd dung dat la tai san dac biet thuoc doi tugng dieu chinh cua Luat Dat dai (6) Theo Diem b Kho^n 1 Dieu 6 Luat Kinh doanh bat dong san thi quyen sCf dung dat la b i^t

dong san. (7) Theo Dieu 329 Bg luat Dan sg 1995 thi do'i taging cam co tai san chl la dong san. (8) Dieu 4 Bo luat Dan sg 2005 (9) Dieu 3 Bo luat DJkn sg 1995. (10) KhoSn 3 bieu 83 Luat Ban hanh vSn ban quy phgm ph^p luat 2008 quy djnh: Trong trddng

hdp cic van ban quy ph$m phap luat do cung mpt cd quan ban hiinh ma co quy dinh khac nhau vi ciing mpt van de th) ap dijng quy dinh cua van ban dUdc ban hanh sau.

(11) Xem thSm Dieu 329 va 346 Bo luat Dan sg 1995, (12) Theo Dieu 9 Nghj dinh 105/2009/ND-CP ve xCf phgt vi phgm hanh chfnh trong ITnh vgc dat

dai thi hanh vi mirgn dat md sd dung qua thdi han Ithong tra {Xiic la chiem dat) thi se bi xd phat thap nhat la 200.000d, m^c cao nhat ia 500.000.000d.

(13) Theo http://tintuc.vibonUne.com.vn/Home/Xay-dung-phap-luat/10821/Giao-dich-ve-quyen-su-dung-dat-Nhung bat-cap-va-huong-sua-doi-Luat-Dat-dai. trong thgc te, viec cho mUdn quyin sd dyng dat rdt phd bien vk v i n dUOc toa an chKp nhan khi c6 tranh chap. ChSng hgn, trong mgt tranh chdp ve quy^n sd dyng dat tai C^n Thd. ba Ciing cho r^ng ba cho ong Ut mugn dat d^ trong !ua vk dng Ut thda nh^n nam 1982 co mugn cua ba Cung 2.000m^ dat, nhung nam 1990 bk CUng da liiy Igi, con phan d^t dang tranh chSp \k do ong khai hoang nam 1992.

Tap chl Nghi&n cUu va Phat tri^n, s6' 1 (108). 2014

Khi giai quyet tranh chap, toa an theo hUdng cd viec mi/gn QSDD va chap nh$n logi giao djch nay. Day chl la mgt trong nhieu trudng hgp ve mugn QSDD ton tgi trong ddi sdng vk dugc toa an chap nhan.

(14) Theo Dieu 90 Luat Nha d 2005 thi giao djch v^ nha 6 gom cac hinh thdc mua ban, cho thu, thue mua, tang cho, doi, thda ke, the chap, cho mugn, cho d nhd va u j quy^n quan ly nhS 6.

(15) Theo Nghi quyet 45/2005/QH11 thi giao djch xac lap trudc ngdy 01/7/2006 nhUng dang thye hien thi ap dgng Bp luat Dan sg 2005.

(16) Trich ban an dan su sd tham so 26/2007/DSST cua Toa an nhan dan huy in My Xuyen, tinh Soc Trang.

(17) Ban an dan su phuc tham so' 94/2010 ng^y 26/4/2010 cua Toa an nhan dan tinh Long An. (18) Cac dgo luat thdi ky phong kien da quy dinh ve quan he cam cd ddt dai kha cy the. (19) Ve ban chat phap ly, to chUc tin dung la doanh nghiep nhung d day chl mudn d^ c$p tdi ITnh

vyc kinh doanh lien quan den cac giao djch bao dam. (20) Theo fylac: "DUdi che do dia to, che dp sd hdu tu nhan ve dat dai mdi thdc hien dugc","Che

dp sd hdu dat dai - nguon gdc dau tien cua moi cua cai vat chdt da trd thanh mpt vdn de ldn ma viec giai quyet van de do quyet dmh tUdng lai cua giai cap cong nhan"va "Qudc hdu hda dat dai la mpt tat yeu khach quan ma chdng lai no tat ca cac /y le ve quyen sd hdu diu bat lUc" {Cac Mac. TU ban. quyen 2, Nxb Suthat, 1979, tr. 202, 203 va Cac Mac va Ph Ang ghen tuyen tap, tap 4. Nxb Su that, 1983, tr. 202).

(21) PGS, TS Nguyin Van Phuc (chu b'ien), Nhdng van di vS sd hdu, quan lyva sd dung dat hien nay, sach tham khao, Nxb Chinh tn Qud'c gia-Suthat, nam 2013, tr. 34.

(22) Xem them Dieu 693 va Dieu 697 Bp luat Dan sg 2005. (23) Hien nay, Nghi quyet so 1126/2007/NQ-UBTVQH11 quy djnh ve van d^ nay. (24) La loai ruong dat dugc nha vua chia cho dan cay lay td quy dcit dia phuong, cd Uu tien doi

vdl nhQng ngudi cd thU bac chUc sac trong xa hoi. (25) Xem them Dai Viet sd ky toan thu. Ban in Noi Cac quan ban, tap II, Nxb Khoa hgc Xa h0i,

Ha Npi, 1998, tr, 408. (26) Con goi la Bo luat Hong Ddc. (27) Xem them Hoang Viet luat le (con gpi la Bg luat Gia Long), ban djch tap 1, 2, Nxb VSn hda-

Thdng tin. Ha Noi, 1994. (28) Xem them Sac lenh 87-SL ngay 05/03/1952 cua Chu tich Ho Chf Minh. (29) Co thdi diem sd hdu nha nudc, sd hUu tap the va sd hOu ty nhan nhung bao trum hdn het \k

sd hUu nha nUdc. (30) Xem them Giao trhh luat La Ma, TrUdng Dgi hoc Luat Ha N6i, Nxb Cdng an nhan dan, Hk

Npi, 2003, tr, 82. (31) Xem them PGS, TS Dd Van Dai, "Bo thu tyc cong chdng bat dpng san: nen hay khdng?"

http//baodientuchinhphu.vn/Gop-y-Hien-ke/Bo-bat-buoc-cong-chung-giao-dich-bat-dong-san-Nen-hay-khong/164902. vgp

(32) Xem them khoan 2 Dieu 110; khoan 2 va khoan 3 Dieu 112; cac khoan 2, 3, 4, 5, 6, 7 vk 8 Oieu 113; khoan 2 Dieu 115; diem b khoan 1, cac diem b, c, d, d va e khoan 3 Dieu 119; diem b khoan 1, diem b va diem c khoan 2 Dieu 120 cua Luat Dat dai 2003.

(33) Khoan 4 Dieu 331 Bg luat Dan sg 2005. TAI LIEU THAM KHAO 1. TS Dmh van An (chu bien), Chinh sach phat trien thi trudng bat dong sstn d Viet Nam, Nxb

Chinh tri Qudc gia-Sg that, 2011. 2. TS Nguyin V5n Bong, Chinh sach tich tu ruong dat nhin td thgc tien vung dong bing song

CUu Long, sach tham khao, Nxb Chinh tn Qud'c gia, Ha Ngi, 2013. 3. GS, TS Chu Van Gap, Ve quan he gida chO sd hdu va ngddi sd dgng trong Luat Dat dai 2003,

Nxb Chfnh trj Qud'c gia, 2012. 4. Dai Viet sii ky toan thd. Ban in N6i Cac quan b^n, Nxb Khoa hpc Xa hgi, 1998. 5. ChiJ tjCh HoChf fyiinh. Sac/enrt 57-S/. ngay 05/03/1952. 6. Cac Mac, TU ban, quyen 2, Nxb Sy that, 1979,

Tap chi Nghi&n cu:u va Phat triin, s6' 1 (108). 2014

7. Cac Mac va Ph Ang ghen tuyen tap, tap 4, Nxb Sy that, 1983 ^' u^urul'i'!^-^^^ * " " ^05/2009/ND-CPv^ xii phgt vi phgm hgnh chinh trong ITnh vuc dat dai

Nxb Chfnh tn Quoc gia. Ha Npi, 2009. 9. Do van Dai, Luat nghia vu dan sU vS bao dam thdc hien nghia vg dan sU Ban an va binh

luan ban dn, tap 2, sach chuyen khao, Nxb Chfnh trj Quoc gia, Ha Noi, 2012. 10. Do Vari Dgi, Giao dich va giai quyet tranh chap giao dich vi quyen sU dung dit Nxb Lao

dong, Ha Npi, 2012. 11. Hoang Vipt luat le. ban djch tap 1,2, Nxb Van hda-Thong tin, 1994. 12. TS BOi van Huyen, TS Dinh Thi Nga, Quin ly nha nUdc ddi vdi thi trUdng bat ddng san d Viet

Nam. Nxb Lao dgng xa hgi. Ha Noi, 2010. 13. PGS, TS Nguyin Van Phuc (chu bien), Nhdng van de ve sd hdu, quan ly va sU dung dit

hien nay, sach tham khao, Nxb Chinh trj Quoc gia, 2013 14. Qudc hgi, Bg Luat Dan sd 1995. 2005, Nxb Chinh trj Quoc gia. Ha NOP, 15. Quoc hpi, Luat Dat dai 2003, Nxb Chinh tn Qudc gia. Ha Noi. 16 Quoc hoi, Luat Kinh doanh bat dgng san, Nxb Chinh tri Quo'c gia, Ha Npi. 17 Quoc h6i, Luat Ban hanh van ban quy pham phap luat 2008. Nxb Chinh tn Qudc gia, Ha N6i 18. Quoc hgi, Nghi quyet 45/2005/QH11 ve thi hanh Bo luat Dan sU 2005. Nxb Chfnh tn Qudc

gia. Ha Npi, 2006. 19 Nguyin Van Sdu, Doi mdi chinh sach dat dai d Viet Nam - td ly thuyet den thUc tiin Nxb

Chfnh trj Qudc gia. Ha Npi, 2010 20 Vu Thj Phung, "NhOng bp luat cd Viet Nam va mot so gia tri dUdng dgi", tap chl Nha nudc va

Phap luat. 21, GS, TS D 6 Thi ' TCing, Mot so dieu can lam sang to khi sUa doi Luat Dat dai 2003. Nxb Chinh

tri Qudc gia. Ha Ndi, 2013. 22, T6adn nhan dan tdi cao, Quyet dinh sd 61/2011/DS-GDT ngay 2M0X/20XX ve viec Giam

ddc tham. 23, Trudng Dgi hgc Luat Ha Noi, Giao trinh Luat La Ma, Nxb Cong an nhan dan, 2003. 24 httpV/luanvan co/luan-van/3-vu-viec-tranh-chap-ve-tai-san-cam-co-8597/ 25. http://tintuc.vibonline.com.vn/Home/Xay-dung-phap-luat/10821/Giao-dich-ve-quyen-su-dung-

dat-Nhung-bat-cap-va-huong-sua-doi-Luat-Dat-dai TOM T A T

Thdi gian gan day, tinh trgng tranh chap co lien quan de'n hgp dong cam cd quyen sU dyng da't xay ra kha pho bien 6 nudc ta, khien cho qua trinh thy ly, xet xU cua toa an cac cap gap rat nhieu lung tung, do van de cam cd quyen sCf dyng dat chua dugc nhan thUc nhat quan trong phap luat hien hanh. Bai viet phan lich tinh hgp phap va hgp ly cua cam cd quyen sCf dyng dat 6 nudc ta thong qua viec tie'p can cac quy dmh cua phap luat hien hanh ve cam cd, ddng thdi dua ra cac cd sd khoa hpc de khang dinh cam cd quyen sd dung dat la phuong thdc can dupc thUa nhan mdt each minh bgch nhu ddi vdi cac logi tai san khac,

ABSTRACT FURTHER DISCUSSION THE PLEDGE ON LAND USE RIGHTS IN VIETNAfW TODAY

Recently, disputes related to land use rights mortgage contract have commonly occurred m our country, causing trouble to law courts during the process of handling and judging due to the inconsistency about land use right mortgage in the current law. The article analyzes the legitimacy and rationality of land use right mortgage in our country by approaching the rules of the current law on mortgage and providing scientific bases to affirm that land use rights mortgage must be transparently recognized as well as any other assets