BO GIAO DUC VA DAO TAO
TRUING DAI HOC LUAT TP. HO CHI MINH

LUU QUOC THAI

THUC TRANG VA HUtlNG HOAN THIEN
Chuy&n Nganh: LuAt Kiiih T£
Ma s6: 62.38.50.01

NG lift I HUONG DAN K.HOA HOC:
PGS. TS. MAI HONG QUY

TP. HO CHI MINH -2009.


BO GIAO DUC VA DAO TAO
TRU&NG DAI HOC LU AT TP. HO CHI MINH

LUU QUdc THAI

PHAP LU AT Vfi THI TRUONG QUY^N SLT DUNG DAT -

THUC TRANG VA HUONG HO AN THIEN
Chuydn Nginh: Luftt Kinh T£
Ma s6: 62.38.50.01

LU AN AN TIEN SI LU AT HOC

NGUbl HUONG DAN K.HOA HOC:
PGS. TS. MAI HONG QUY

TP. HO CHf MINH - 2009.


LCJI CAM DOAN

T6i xin cam doan day Id cdng trinh nghi&n cun cua riSng t6i. Nhung s6

lidu nSu trong ludn dn Id trung thuc. Cdc k&t ludn khoa hoc cua Ludn an chua
timg dune ai cdng b6 trong bdt ky cdng trinh n&o khde.

Tdc gia Ludn dn

Luu Qudc Thdi


DANH MUC CAC Til VI^T TAT TRONG LUAN AN

BDS
BLDS
GCNQSDD
GCNQSH
LDD
LDD 1987
LDD 1993
LDD 2003
QSDD
SDD
UBND
VPDKQSDD
WTO

XHCN

BA't dOng san
BO LuAt DAn stf
GiA'y chumg nhAn quy6n sir dung dA't
GiA'y chumg nhAn quydn sd hum
LuAt DA't dai
LDD nam 1987
LDD nam 1993
LDD nam 2003
Quydn sir dung dA't
Sir dung dA't
9
Uy ban nhAn dAn
Van phdng dang ky quy6n sir dung dA't
T6 churc thirong mai the' gidi (World Trade organization)
Xa h6i chu nghia


MUC LUC

MO DAU

Trang
1

'

Chuong /: NHUNG VAN d£ LV LUAN vfi THI TRUING QUY&N sU
DUNG DAT


10

1.1. Ly luan v6 quydn s£r dung da't va hang hda quydn sir dung da't

10

1.2. Khai ni6m v6 thi trudng quydn str dung da't

28

1.3. Vai trd cua phdp luat dd'i vdi su hinh thanh v& phdt tri6n cua thi trudng
quydn sir dung da't d nude ta

48

1.4. Qua trinh phdt tri£n cua phap luat didu chinh hoat ddng cua thi trudng
quydn sir dung da't

51

k£t LUAN CHUONG 1

56

C&uon^ 2. THUC TRANG PHAP LUAT DlliU CHINH THI TRUONG
QUY&N SUDUNG DAT

58


2.1. Hang hda cua thi trudng quydn sir dung da't

58

2.2. Giao dich quydn sir dung da't trong thi trudng thur cap

86

2.3. Quan ly nha nude v6 da't dai trong di6u ki6n xay dung, phdt tri£n thi trudng
quydn sir dung da't

125

2.4. Cdc y£u t6' trung gian hd tro cho thi trudng quydn sir dung da't

146

KliT LUAN CHUONG 2

155

CSuOTjg Ji HOAN THI$N PHAP LUAT Dlfiu CHtNH THI TRUONG

QUYliN SUDUNG dXt

158

3.1. Dinh hudng chung cho vi6c hoan thifcn phap luat v6 thi trudng quydn sir
dung da't


158

3.2. Giai phdp cu th£ cho vi6c hoan thifcn ph£p luat v6 thi trudng quydn sir dung
da't

163

K^T LUAn CHUONG 3

193

k£t LUAN

195

nhOng cOng trInh li£n quan d£n luAn
b6

DANH MUC TAl Llfiu THAM KHAO

An dA duoc cOng

198

199


MUC LUC

Trang


1

MdDAU
Chirang 1- NHUNG VAN

LV LUAN v£ THI TRUtJNG QUYEN SIT

DUNG DAT

10

1.1. Ly luan v6 quy£n str dung dal v& hang hoa quy6n sir dung dal

10

1.1.1. Ch£ d6 sd huu dal dai d Vi6t Nam

10

1.1.1.1. Ban chai cua sd huru toan d6i vdi dal dai

10

1.1.1.2. Sd huru dal dai va v£n d6 xay dung, phdt tri£n kinh t£ thi trudng

15

1.1.2. Khai ni6m quydn sur dung dal va hang hoa quy£n sir dung dal


21

1.1.2.1. V6 quy6n sir dung dal

21

1.1.2.2. Hang hoa quy£n sir dung dal

24

1.2.

Khai nifim v6 thi trudng quy6n sir dung dal

28

1.2.1. Thi trudng va vai trd cua thi trudng dO'i vdi su phdt tri&i kinh t£

28

1.2.2. Thi trudng quy£n sir dung dal

29

1.2.2.1. Khdi ni6m

29

1.2.2.2. Dac di&n cua thi trudng quydn sir dung dal


33

1.2.2.3. Phan loai thi trudng quydn sir dung dal

36

1.2.2.4. Cac y£u t6 cau thanh cua thi trudng quySn sir dung dal

43

1.3. Vai trd cua phap luat dd'i vdi su hinh thanh v& phdt tri£n cua thi trudng
quy6n sir dung dal d nude ta

48

1.4. Qua trinh phat tri&i cua phap luat di6u chinh hoat dOng cua thi trudng
quy6n sir dung dal

51


1.4.1. Giai doan tir 1/7/1980 de'n trade ng&y 15/10/1993

52

1.4.2. Giai doan tir ngay 15/10/1993 de'n nay

54

k£t LUAN CHVONG 1


56

Chuang 2.JWJC TRANG PHAP LUAT Dlfiu CHINH THI TRUONG QUYfiN SCT
DUNG DAT

58

2.1. Hang hoa cua thi tradng quySn sir dung dat

58

2.1.1. Quydn sir dung dat tham gia v&o thi tradng quydn sir dung da't va thi

58

tradng bat dOng san
2.1.2. Xac lap, cha'm durt quy6n sir dung dal cua ngudi sir dung da't d thi tradng
scr ca'p

66

2.1.2.1. Quan he giao da't, cho thud da't

67

2.1.2.2. Quan he thu hdi dat va bdi thudng khi Nha nude thu h6i dat

81


Giao dich quydn sir dung d£t trong thi tradng thur cap .

86

2.2.

2.2.1. Khdi niem giao dich quydn sir dung dat

86

2.2.2. Cdc hinh thurc giao dich quydn sir dung da't trong thi tradng quydn sir
dung dal

87

2.2.3. Di6u kien chung de’ thuc hien giao dich quy6n sir dung dal

117

2.3. Quan ly nha nirdc vd dal dai trong didu kien xay dung, phat tri&i thi tradng
quy6n sir dung dal

125

2.3.1. Quy hoach, ke' hoach sir dung d<£t

125

2.3.2. Dang ky giao dich quydn sir dung dal


128

2.3.3. Quan ly t&i chmh vd dal dai - binh 6n gid dal va chd'ng ddu co dal dai

130

2.3.4. Ve he thO'ng co quan quan ly dal dai

142

2.4. Cdc ye'u t6 trung gian hd tro cho thi tradng quydn sir dung dal

146


2.4.1. San giao dich quy6n sir dung da't va tai san gdn li6n vdi da't

146

2.4.2. Da'u gia quy£n sir dung da't

147

2.4.3. T8 churc dinh gia da't

151

2.4.4. M6i gicri trong thi trudng quy8n sir dung da't v& cung ca'p thdng tin v8 da't

153


dai
KfiT LUAN CHtTONG 2

155

Di£u

CHINH THI TRUONG

158

3.1. Dinh hudng chung cho vide ho&n thidn phap luat v8 thi trudng quy8n su
dung da't

158

3.1.1. Cung cd', ho^n thidn ch8 d6 sd huru da't dai, xac dinh ro vi tri, vai trd cua
Nha nude trong quan hd da't dai

158

3.1.2. Tang cudng y6'u t6 thi trudng trong cdc quan hd da't dai

160

3.1.3. Nang cao hidu qua quan ly nha nude v8 da't dai va thi trudng quy8n su
dung da't

162


3.2. Giai phap cu th8 cho vide hoan thidn phap luat v6 thi trudng quy8n sir dung
da't

163

Chuong 3. HOAN THlfiN PHAP LUAT
QUYEN stTDUNG dXt

3.2.1. V6 xir ly md'i quan hd giua Nha nude va ngudi sir dung da't

163

3.2.1.1 Va'n d6 hinh thurc phan phd'i da't dai

163

3.2.1.2. Tach bach quy8n tai san vdi yd'u t6' quy8n luc trong quan he giura Nha
nude va ngudi sir dung da't

t 3.2.2. Vd cac giao dich quy8n su dung da't

163

165

3.2.2.1 .V8 hang hda quy8n sir dung da't la dd'i tuong cua giao dich

166 z


3.2.2.2. V6 loai chu th8 va cdc hmh thurc giao dich

167

3.2.2.3. Cac va'n d8 khac li6n quan dfc'n giao dich quy&i sir dung da't

174


3.2.3.

VS quan ly nha nude trong thi trudng quySn sir dung da't

3.2.3.1. VS b6 may quan ly
3.2.3.2. VS quy hoach, kS hoach sir dung da't
3.2.3.3. Hoan thidn he thd'ng dang ky va cung c^p thOng tin vS da't dai

3.2.3.4. VS vA'n dS dam bao quySn vA led fch hqrp phap cho ngudi sir dung dA't va
cua cAc chu thS khac trong thi trudng quySn sir dung da't
3.2.3.5. VS va'n dS chinh sach tAi chfnh trong vide diSu tiSt thi trudng quySn sir
dung dA't vA chd'ng dAu co dA't dai

3.2.4. Cac v£n dS lidn quan khde
3.2.4.1. Va'n dS thdi han, han mure sir dung da't
3.2.4.2. Dat su diSu chinh cua phap luAt vS thi trudng quySn sd dung da't, thi
trudng bat ddng san trong md'i quan hd ddng b6 vdi cac loai thi trudng khac
3.2.4.3. Dam bao su ddng bd, thd'ng nha't giura phdp luat da't dai vA c£c linh vuc
phdp luat khac

k

k^tluAn
NHUNG CONG TR1NH LlfiN QUAN Df:N LUAN

b6
DANH MUC TAl LiftU THAM KHAO

An

DA DUOC CONG


1

MdDAU

1. linh clp thi It cAa di tli

Xly dung vl phlt triin thi trudmg BDS II mdt trong nhung nOi dung co ban

trong chiin luqc phlt triin kinh X& - xa h6i cua Ding va Nha nude Vilt Nam
[47]. Bao clo chfnh tri cua Dai h6i Dang toln qudc Un thtf VIII da xdc dinh:
“Phat triin manh thi trudmg hang hoa dich vu, t6 chute quan ty vl hudng din tit

thi trudmg lao ddng, quan ty chat che thi trudmg bit dOng san,...”. Gin dly, Bdo

cdo chfnh tri Dai hdi Dang toln qudc lln thuf IX, chiin luge phat triin kinh tl xa hdi giai doan 2001 - 2010 cung da chi rd: “Chu ddng t6 chute phlt tri&i thi

trudmg bit ddng san...” va “Hinh thlnh va phat triin thi trudmg bit ddng san,

cho phep chuyln QSDD theo quy dinh cua phlp lult. Titng budc md thi trudmg
bit ddng sin cho ngudi Vilt Nam or nude ngoli vl ngudi nude ngoli tham gia

dlu tu” [22, tr. 10]. Nghi quyIt nly da dugc dua vlo Chuomg Trinh hinh ddng
cua Chfnh phu dugc ban hinh kern theo QuyIt dinh si 51/2004/QD-TTg ngly
31/3/2004 cua Thu tudng Chfnh phu. Trdn cor scr dinh hudng nly, lln lugt clc

van ban phlp lult quan trong ra ddi nhu LDD 2003, Lult Nha d 2005, Lult
Kinh doanh BDS 2006,... da tao thlnh mdt hinh lang phlp ly ban dlu cho thi
trudmg BDS hinh thlnh vl phlt triin.

Chfnh slch ndu trdn holn toan hgp iy, bdi theo dinh gil chung cua nhung
nhl nghidn cutu kinh tl, BDS chilm 50% cua cli cua clc nude tidn tiln vl
kholng 70% dr clc nude dang phat triin. Vi vly, kinh tl BDS ludn dugc coi II

nglnh kinh tl tru cdt vi cd ty trong ldn trong nln kinh tl. Su phlt triin cua kinh
tl BDS horn nfra se tao dilu kiln cho vide phlt triin clc nglnh kinh tl khlc, nhu

xly dung, tin dung ngln hang,... 0 cac nude phat triin, nlu nglnh kinh doanh

BDS ting san lugng 1 USD thi clc nglnh cd lidn quan tang dugc tl 1,5 - 2 USD
[20, tr. 4].

Tuy nhidn, do thi trudmg BDS nude ta dang con dr giai doan so khai trong khi
phlp lult chua holn chinh nln thi trudmg nly vln edn qua tu phat, cac giao dich

nglm, bit hgp phlp con diln ra kha ph 6 biin, chua the kilm soat dugc. Chi


2

trong vong mudi nam dr nude ta da xay ra nhidu corn “sdt ddt”, lam anh hudrng
xdu ddn ddri stfng kinh

xa hdi. Theo cac sd lidu thdng kd gdn day cua gidi

kinh doanh dia de, cd khoAng 70% giao dich mua ban dia de tai Vidt Nam la
giao dich ng^m vuort ngoai tdm kidm soat cua Nha nude [55]. Chinh phu cung

da phai thita nhAn thuc trang la: “Nha nude chua c6 giai phap huu hidu trong
quan ly va didu tidt thi trudng BDS; tinh trang ddu co nha da't, kich cdu ao dd

tanggia BDSdidn ra khaphdbidri' b nudre ta [11, tr. 1]. Chinh vi vay, vide xay

dung va hoan thidn hd thdng phap luat cho thi trudng nay la hdt sure c£n thidt.

Theo quy dinh cua phap luat hidn hanh (Didu 174 BLDS 2005), BDS chu
ydu U ddt dai va cdc tai san gan lidn vdi ddt dai, trong do dal dai la ydu td cor

ban giur vai trd chi phdi, quydt dinh cac tai san con lai co phai la BDS hay
khdng. Cho ndn, tdt ca cac quan hd phat sinh trong qua trinh tao lap, giao dich

va quan ly Nha nude vd BDS ddu khdng thd tach rdi khdi ddt daiva khdng thd

thoat khdi sir didu chinh cua phap luat ddt dai. Hay ndi each khac, thi trudng
BDS va thi trudng ddt dai la mdt khdi thdng nhdt ma d dd thi trudng ddt dai la
ydu td giu vai trd quydt dinh. Chfnh vi vay, mudn hoan thidn phap luat didu

chinh thi trudng BDS, didu trudc tidn chung ta can phai lam la hoan thidn phap
luat vd thi trudng ddt dai.

Kd tir ngay 18/12/1980 (ngay ban hanh Hidn phap 1980), toan bd dal dai d

Vidt Nam dupe chfnh thurc xac dinh la thudc sd huu toan dan do Nha nude
thdng nhdt quan ty va dai didn thuc hidn quydn chu sd huu (Didu 5 LDD 2003).

Vi vay, cac giao dich vd ddt dai trdn thi trudng thuc chdt chi la giao dich QSDD

va thi trudng ddt dai d nude ta vd ban chat la “thi trudng QSDD”. Cho ndn, hoan

thidn phap luat vd thi trudng ddt dai chfnh la hoan thidn phap liiat vd thi trudng
QSDD d nude ta.

Trong thdi gian qua, phap luat ddt dai da cd nhung ddi mdi nh£t dinh dd dap
dng nhu cdu ngay cang cao cua ddi sdng kinh td - xa hdi. Vide chfnh thuc thira

nhan thi trudng QSDD va thi trudng BDS bang nhung quy dinh cu thd vd vdn dd
“Q5W trong thi trudng BDS" (Didu 61 - Didu 63 LDD 2003, Didu 59 - Didu
67 Nghi dinh 181/2004/ND-CP ngay 29/10/2004 vd thi hanh LDD 2003), trong


3

do vide cho phep tdn tai cac y£u td hd tro cho hoat ddng cua thi trudng QSDD

va thi trudng BBS g6m sdn giao dich QSDD, tai san gan li6n vdi da't (Didu 66
Nghi dinh 181/2004/ND-CP); t6 chdc hoat ddng dich vu trong quan ty va SDD
(Di6u 11, 67 Nghi dinh 181/2004/ND-CP);... da th$ hfenro nhdt nd luc d6i mdi

nay. Tuy nhidn, su d6i mdi cua phdp luat ddt dai ndi chung va phdp luat vd ddt
dai ndi ridng vd thi trudng QSDD trong thdi gian qua “thudng duoc thuc hidn

mdt cdch bi ddng, thidu dtrt khodt va cdi md trong vide chap nhan cdi gi se ddn
va phai d£n” [59, tr. 8]. Su d6i mdi nay chi ddng lai d mure dd nhuong bd tdng
budc trudc nhumg cdi tift y£u, chur chua that su chu ddng di trudc dd thd ch£ hda

nhung ydu cdu khdeh quan ndy vdo phdp luat. Chi thi 01/2008/CT-TTg cua Thu
tudng Chinh phu ngay 08/01/2008 vd mdt sd giai phdp ddy manh phdt tridn vd

quan ty thi trudng BBS cung da thda nhan: “tinh trang ddu co, ddy gid giao dich

bdt ddng san ldn qud cao so vdi gid tri thuc gdy anh hudng khdng tdt ddn hoat
ddng ddu tu, giam ngudn thu cho ngdn sdeh, gdy tdc ddng xdu tdi tdm ly vd ddi

sdng xa hdi”. Do dd, nghidn ctru mdt edeh nghidm tdc, todn didn dd tim ra

nhung giai phdp khoa hoc nhdm hodn thidn phdp luat vd thi trudng QSDD la
mdt vide 1dm hdt sure cdp thidt, vi phdp luat ddt dai ndi chung vd phdp ludt ddt
dai vd thi trudng QSDD ndi ridng chinh Id ndn tang co ban cho khung phdp ty

ddi vdi thi trudng BBS - cdi md chung ta dang c6 gang xdy dung vd hodn thidn
[40].

2. Vd tinh hinh nghidn cdu dd tdi

Mdc dil day Id mdt vdn dd rdt quan trong, nhung cho ddn thdi didm ndy chua
cd mdt edng trinh khoa hoc ndo nghidn curu mdt edeh khdi qudt vd chuydn sdu d
mtre dd nghidn curu sinh vd phuong didn phdp ty ddi vdi thi trudng QSDD. Cdc

luan van tdt nghidp chuydn ngdnh luat khde d cdc cdp dd cung chi ddng lai d

mdt vdi khfa canh ndo dd cua thi trudng QSDD thdng qua vide nghidn curu vd thi
trudng BBS ndi chung. Luan an tidn si cua tdc gia Nguyen Quang Tuydn vdi dd
tdi “Dia vi phdp ty cua ngudi SDD trong cdc giao dich dan su vd ddt dai” (ndm

2003) chu ydu chi gidi quydt mdt phdn nhd lidn quan ddn thi trudng QSDD Id
dia vi phdp ly cua ngudi SDD trong cdc giao dich ddt dai md khdng nghidn cdu


4

toan bd cac y&i td va co ch# van hanh cua thi trudmg n&y. Hom nua, dd tai nay
da dugc thuc hidn kha lau, khi ma tinh hinh kinh td, xa hdi va phdp luat chua
dat ra nhung doi hdi bile thi6t nhu thdi ky hdi nhap hidn nay. Dd tai “Nhung va'n

ddphap ly vd thuddd'i vdfi kinh doanh bat ddng sari' (Luan van Thac si Luat hoc

- nam 2004) do tdc gia Truong Thi Bich Ddo thuc hidn, chu y£u chi nghidn cun
khla canh cua phdp luat vd thud ddi vdi kinh doanh BDS ma chua khdi qudt,
cung nhu di sau vdo tim hidu cdu true cua thi trudmg QSDD va cdc vdn dd phap
ly lidn quan.

Gdn day, tdc gia Bui Thi Tuydt Mai voi tdc phdm “ Thi tnrdng QSDD dr Vidt

Nani' (NXb. Lao ddng - Xa hdi nam 2005) da giai quydt dugc mdt sd vdn dd ty

luan vd thi trudmg QSDD, thi trudmg BDS nhung chua di sau vdo vide hoan thidn
phdp luat vd vdn dd ndy. Mdt s6 edng trinh nghidn ctiu khoa hoc cdc cdp c6 gia
tri khde, dti da cd nhung dong gop nhdt dinh ddn vide lanh manh hda thi trudmg
vd ddt dai, nhu dd tai cdp thanh phd: “Cofchdquan ly dd van hanh va phat tridn
thi tnrdng BDS Thanh Ph6Hd ChiMinH' (2005) do T.S Trdn Du Lich 1dm chu

nhidm; dd t&i cdp bd: “Mdi tnrdng ddu tu BDS Vidt Nam: thuc trang va giai
phdfT (2006) do T.S Trdn Kim Chung 1dm chu nhidm;...cung chua tap trung
nghidn ctiu sau vd thi trudmg QSDD vd phuomg didn phap luat. Cdc edng trinh

nghidn curu lidn quan khde hdu nhu chi dd cap ddn thi trudmg BDS noi chung va

da phdn cung chi d mdc dd “hdi thao”, nhu dd tai hdi thdo “Mdtsd' va'n ddphat
tridn thi trudng bat ddng san Vidt Nani' do Vidn Qudn

Kinh td TW td chdc

tai TP. HCM v&o ng&y 29-30/11/2001; hdi thao khoa hoc vd “Phat tridn va qudn
If thi trudng bat ddng sari' do Bd Xay dung phdi hgp vdi Bd Kd hoach vd Ddu
tu, Bd T&i nguydn vd Mdi trudmg td churc tai Hd Ndi vdo ngdy 18/9/2003;...

Mdt sd edng trinh nghidn ctiu hidn co khde d dang cdc bdi vidt ddng trdn cdc

tap chi khoa hoc chuydn ngdnh cung tuomg ddi phong phu, nhung chu ydu thidn
vd mdt ly luan hoac cd nhung dong gdp nhdt dinh vd phdp ly nhung edn rdt khdi

qudt chtr chua dua ra cdc giai phdp cu thd. Ddng chu <] Id cdc edng trinh sau:
- “Mdt sdgiai phap gdp phdn 6n dinh thi trudng bat ddng san d Vidt Nani'
cua GS.TSKH Ld Dinh Thdng edng bd trdn Tap chf Tdi nguydn vd Mdi trudng


5

sd 5 (5/2004) dua ra nhung giai phdp chung v£ thi trudng BDS nhu xay dung
khung phdp ly, quy hoach SDD, dang ky tai san la BDS, ddu gid

QSDD,...Nhtfng giai phap nay rdt co gid tri nhung lai tap trung vdo thi trudng

BDS noi chung, chua nghien ctfu sau thi trudng QSDD. Hom nua, cdng trinh nay

chtfa dung nhung giai phap khdi qudt, chua di vao ndi dung cu thd, chi tidt;
- “Giaiphap vd ddt dai ddphdt tridn va quan ly thi trudng BDS d Vidt Nam

hidn nay" cua GS.TSKH Dang Hung Vo dang trdn Tap chi Sai Gdn Ddu tu &

Xay dung (10/2003) co nhung dong g6p ddng kd vd ty luan ddi vdd vide xay
dung thi trudng BDS nude ta nhu phdt hoa nhung dac thd cua thi trudng BDS

Vidt Nam; md ta nhuoc didm cua thi trudng BDS nude ta vd dua ra cdc gidi
phdp hdn hop dd lanh manh thi trudng nay trong thdi gian tdi,... nhung cung

khOng ban rieng vd thi trudng QSDD;

- “Phat tridn thi trudng BDS d nude td" cua TS. Ld Xuan Bd (Tap chi Sai Gdn

Ddu tu & Xay dung - sd 10/2003) cd nhung ddnh gid khd cu thd vd thi trudng
BDS Viet Nam vd dua ra rdt nhidu gidi phdp cho viec phdt tridn thi trudng ndy.

Tuy nhien, nhu da ndi, cung gidng nhu cdc cdng trinh nghien ctfu khde, bdi vidt
ndy chua di sau nghien ctfu thi trudng QSDD nhu Id mdt ydu td quydt dinh.

Cdc bai vidt ddng chti y khde cd thd kd ddn nhu: “Quydn sd dung ddt - mOt
khdi nidm phap ly, mdt khdi nidm kinh td" cua tdc gid Le Van Ttf (Tap chi

Nghien ctfu Kinh td sd 9/1997); “Cdng tdc dinh gid ddt d ThdiLan, Malaysia va

Singapord" cua Bili Ngoc Tuan (Tap chi Dia chinh s6 8/1999); “Sdh&u tunhdn

vd ddt dai hay vd quydn sd dung ddt dai: kinh nghidm qudc td va mdt vai lidn hd
vdi Vidt Nani" cua Dinh Trong Thang (Tap chi Tdi chinh sd 7/ 2002); “Khdng

ch£ va x6a bd thi trudng ngdm vd ddt dai bdt ddng san d nude td" cua T.S Vu
Dinh Thdng (Tap Chi Tdi chfnh sd 11/2002); “Quydn sd dung ddt trong thi

trudng bdt ddng sari" cua T.S Pham Duy Nghia (Tap chf Nha nude vd Phdp luat
sd 10/2003); “Dinh hudng phat tridn thi trudng BDS Vidt Nam"" cua T.S Trdn
Du Lich (Tap chi Sai Gdn Ddu tu & Xay dung -10/2003); “Ban vd gid ddt theo
quy dinh cua Luat Ddt dai nam 2003" cua Pham Xudn Hoang (Tap chf Nghien
ctfu Ldp phdp sd 7/2004); “ Vai trd cua Nha nude trong vide thuc hidn quydn sd


6

hihi toan dan vd ddt dai' cua PGS.TS Pham Huu Nghi (Tap chi Nha nude va
Phap luat sol/ 2005); “ Vd cdu true va ydu td cung - cdu - gia ca cua thi trudng

QSDD' cua Th.S Pham Van Vo (Tap chi Khoa hoc phdp ly sd 1/2005); “Suy

nghi vd bai hoc td chinh sach ddu tu vao thi trudng bdt ddng san d Uc va

NewZealand' cua T.S Vo Kim Cuong (Tap chi Sai Gdn Ddu tu & Xay dung, s6
10/2005); “Ban vd ddng ky gid ca bdt ddng sari' cua Duydn Hd (Tap chi Tdi
nguydn va Mdi trudng sd 12/2005); “Dao ddng theo chu ky la dac trung phat

tridn cua thi trudng bdt ddng sari' cua T.S Pham Sy Lidm (Tap chi Tai nguydn
va Mdi trudng sd 4/2006);... Nhung edng trinh nay da g6pphdn tao ndn nhung

co sd ty luan vd thuc tidn cho vide lanh manh hda thi trudng BDS Vidt Nam d

nhung goc dd nhdt dinh. Tuy nhidn, do dung luong co han, cac bai vidt nay
khdng thd va cung chua di sau vao phan tfch thi trudng QSDD d nhidu khfa

canh quan trong, dac bidt la vd phuong didn phdp ly. Didu ndy rdt kho tao ra su
thay ddi mdt edeh can co vd todn didn vd nhan thurc, dd hodn thidn mdt edeh can
bdn phdp luat vd thi trudng BDS, vi ydu td ndn tang cua nd Id phdp luat vd thi
trudng QSDD chua duoc quan tarn nghidn curu thda ddng.

3. Muc dfch vi pham vi nghidn cdu
3.1 Muc dich nghidn cdu
Muc dfch nghidn ciru cua Luan dn la ddnh gid mdt edeh todn didn, sdu sac va

cd hd thdng cdc vdn dd ty luan, cdc quy dinh cua phdp luat hidn hanh lidn quan

ddn cdu true va su van hdnh cua thi trudng QSDD d nude ta. Th dd dua ra nhung

kidn nghi, dinh hudng cu thd cho vide hodn thidn phdp luat vd thi trudng QSDD,
lim ndn tang cho vide xay dung va hodn thidn khung phdp ty cho thi trudng
BDS d nude ta.

3.2 Nhidm vu nghidn cdu
Xudt phdt tir cdc muc dfch nghidn curu trdn, Luan dn cd nhidm vu nghidn curu

cdc ndi dung sau:

+ Nghidn curu cdc vdn dd ly luan vd QSDD va thi trudng QSDD d nude ta.
Th dd lam ro su tdn tai khdeh quan va vai tro dac bidt quan trong cua thi trudng

(

7

nay trong vide xay dung ndn kinh td hang hoa van dOng theo co chd thi trudng a
Vidt Nam.

+ Nghidn ctfu thuc trang nhidu mat cua phdp luat didu chinh hoat dOng
cua thi trudng QSDD tai Vidt Nam.
+ Nghidn ctfu quy dinh phdp luat cua mOt s6 qutfc gia cd didm tuong

ddng vdri Vidt Nam vd thi trudng ddt dai nhu vdn dd sdr huu, quan ty ddt dai vd
quan ty thi trudng ddt dai nhdm rut ra nhung bdi hoc kinh nghidm cho Vidt

Nam.
+ Dua ra nhung nguydn tdc, muc tidu vd nhung kidn nghi cu thd cho vide

hodn thidn phdp ludt vd thi trudng QSDD dr nude ta, dac bidt Id vdn dd sdr huu
ddt dai, vi tri vd vai trd cua Nhd nude trong quan hd ddt dai; chu thd, khdeh thd;
giao dich QSDD vd cdc ydu td dam bao su ldnh manh cua thi trudng QSDD.
4. Pham vi nghidn ctfu

Tit nhtfng muc dfch vd nhidm vu ddt ra, Luan dn se nghidn ctfu todn didn cdc

vdn dd phdp ly dnh hudng ddn su vdn hdnh cua thi trudng QSDD. Theo dd, dd
tdi se tdp trung vdo cdc vdn dd chu ydu quydt dinh su tdn tai vd vdn hdnh hidu

qud, ldnh manh cua thi trudng QSDD, nhu: vdn dd hdng hda cho thi trudng

QSDD; chu thd tham gia vd cdc giao dich trong thi trudng QSDD; vdn dd quan
ly nhd nude ddi vdri thi trudng QSDD; cdc ydu td trung gian hd tror cho thi

trudng QSDD. Luan dn cung se tap trung nghidn ctfu vd dua ra nhtfng kidn nghi

nhdt dinh vd chinh sdeh tdi chfnh ddi vdri ddt dai nhdm muc dfch thay d6i nhan
thtirc vd phuong thtfc trong hoat ddng qudn ly nhd nudre vd ddt dai, g6p phdn han

chd mdt edeh hidu qud nan ddu cor ddt dai trong thi trudng QSDD. Ngodi ra, vide
nghidn ctfu cua Luan dn cung duoc mcr rdng sang cdc finh vuc cd lidn quan nhu

phdp luat nhd dr, phdp luat thuong mai doanh nghidp,... nham ddm bao su ddng
bd cho vide hodn thidn hd thdng phdp luat Vidt Nam theo ddi hdi cua vide xay

dung vd hodn thidn kinh td thi trudng dr nudre ta.
5. Cu sd ly ludn vd phuong phdp nghidn ctfu
Dd thuc hidn dd tdi Ludn dn, tdc gia van dung cdc phuong phdp nghidn ctfu
khoa hoc phtf hqrp vdri tfnh chdt vd ydu cdu cua dd tdi. Ddc bidt, cdc phuong phdp


X

cu th6 nhu phuang phap t6ng hap, phdn tich, so sanh, chung minh se dirge van

dung thudng xuyCn d6 chi ra cdc khiSm khuy&t cua he thdng phdp ludt hi&n
hanh v£ thi trudng QSDD nham muc dich hodn thifcn no. Cu th6 nhu sau:
+ Tdng hap chinh sdeh phdp ludt mdt s6 nude vd thi trudng ddt dai lam ca sa

cho vifcc hoan thi6n phdp ludt Vi6t Nam thdng qua vide so sdnh didu kidn Vidt
Nam vdi didu kidn cua cdc qudc gia tuang ddng.

+ Phdn tfch cdc quy dinh hidn hdnh vd thi trudng QSDD vd thuc trang cua thi

trudng ndy nhdm churng minh su edn thidt phai hodn thidn phdp ludt vd nd vd
chung minh su hop ty cua nhung giai phdp dugc dua ra trong Ludn dn.
Ca sd ty ludn cho vide nghidn cdu ndy la cdc hoc thuydt vd kinh td thi trudng
co xem xdt ddn nhung dac thd cua Vidt Nam. Toan bd qud trinh nghidn curu

dugc dua trdn ca sd phuang phdp ludn tridt hoc duy vdt bidn churng va duy vdt
lich sd.

6. Nhftng ddng gdp mdi eda Ludn dn
Vdi tu edeh Id edng trinh khoa hoc ddu tidn nghidn cdu vd thi trudng QSDD

dudi gdc dd phdp ly, Ludn dn cd nhung ddng gdp mdi sau ddy:

- Thdng qua vide nghidn cdu todn didn phdp ludt v6 QSDD, ban chdt hdng

hda cua QSDD trong didu kidn kinh t£ thi trudng dudi chd dd sd huru todn ddn
ddi vdi ddt dai duoc 1dm ro. Xudt phdt tir ddy, nhung vdn dd ty ludn ca bdn lidn

quan ddn thi trudng QSDD dugc gidi quydt nhdm xdc dinh edeh thde, ndi dung
xdy dung phdp ludt didu chinh cho phb hgp.

- Bdng vide ddnh gid todn didn, sdu sdc ndi dung cua phdp ludt hidn hdnh vd
thi trudng QSDD, Ludn dn chi ra dugc mdt edeh tuang ddi ddy du nhung han
ch£ edn khac phuc cua y£u td ndy, tao ca sd nhdn thde quan trong cho vide hodn
hidn phdp ludt vd thi trudng QSDD ndi ridng vd xdy dung khung phdp ludt phb
hop cho thi BDS ndi chung.

- Ludn dn dua ra dugc nhi6u dd xudt mdi mang tfnh ddng bd, gdm nhung
dinh hudng chung vd giai phdp cu thd d tdt ca cdc phuang didn nham hodn thidn

phdp ludt didu chinh thi trudng QSDD, ldnh manh hda thi trudng QSDD, thi
trudng BDS ddp ung ydu cdu hdi nhdp qutfc td sdu rdng cua Vidt Nam.


9

7. V ngMa khoa hoc vd thuc tidn cua Ludn an

Vdi muc tidu dat ra nhu trdn, tdc gia hy vong Ludn dn se gdp phdn tao ra mdt

cdch nhin nhdn todn didn, sdu sac, khoa hoc va thuc tidn hem vd thi trudng

QSDD tai Vidt Nam. Bdn canh dd, bdng vide phdn tfch, ddnh gid mdt cdch cd hd

thdng cdc quy dinh cua phdp luat hidn hdnh vd thi trudng QSDD, dd tdi ludn dn
cd kha nang ddng gdp cho vide xdy dung vd hodn thidn phdp luat vd thi trudng
QSDD ndi ridng vd thi trudng BDS ndi chung mdt cdch todn didn vd cd hd

thdng. Tdc gia tin rdng, Luan dn se Id tdi lidu tham khao quan trong cho nhung
nhd nghidn cun lap phdp, cdc nhd khoa hoc phdp ty, nhung sinh vidn chuydn

ngdnh luat vd nhung ai quan tarn ddn vdn dd ndy.
8. Kdt cdu ciia Ludn an

Vdi nhung ndi dung ndu trdn, Luan dn dupe thidt kd gdm cdc phdn sau:
Phdn md ddu.
Ndi dung Luan dn gdm 3 chuang, gdm:

Chuomg 1: Nhung vdn dd ly luan vd thi trudng QSDD.

Chuang 2: Thuc trang phdp luat didu chinh trudng QSDD.
Chuang 3: Hodn thidn phdp luat didu chinh thi trudng QSDD.
Phdn kdt luan.

Danh muc tdi lidu tham khao.


10

Chuang 1
NHUNG VAN d£ LV LUAN v6 THI TRUONG QSDD

1.1. Ly luAn vd QSDD vA hAng h6a QSDD
1.1.1. Chd dd sb hffu dAt dai b Vidt Nam

1.1.1.1. BAn chAt cua sdhttu toAn dAn ddi vdi dAt dai

Trong lich sir tdn tai vA phAt tridn cua nhan loai, sb huu 1A mdt vdn dd ludn

dune quan tarn vd hudng ddn. K. Marx vd F. Engel da titng cd quan didm cho
Hing, tAt cA moi cudc cdch mang ddu hudng ddn muc dfch bAo hd mdt loai (hinh

thtre) sd huu nhAt dinh nAo dd [52, tr. 44]. Trong md hinh kinh td kd hoach h6a
tap trung, sd huu dupe coi la quan hd kinh td quydt dinh dAc didm, ban chAt ddi

vdi quan hd san xuAt vA chd dd sd huu vA tham chi dupe xem nhu 1A tidu chudn
dAnh giA trinh dd phAt tridn kinh td, trinh dd xa hdi hda [6, tr. 146]. Xdt vd ban

chAt, sd huu 1A quan hd giua ngudi vdi ngudi trong vide chidm dung, quAn ly vA
dinh doat cAc vat phAm tu nhidn cung nhu cAc vat phAm nhan tao huu hinh vA vd

hinh vdi muc dich 1A phuc vu cho lpi Ich cua con ngudi vA cAc tAng ldp trong xa
hdi. Sd hfiu thd hidn bAn chAt cua mdt chd dd xa hdi nhAt dinh [6, tr. 147]. Dudi

gdc dd phAp ly, sd huu 1A mdt tap hop cAc quydn nAng: chidm huu, sir dung vA

dinh doat cua chu sd huu ddi vdi mdt tAi sAn nhAt dinh (Didu 182 - Didu 185

BLDS 2005) vA nhung quydn nang nAy cung dupe phAp luat cAc nude trdn thd
gidi ghi nhan [81, tr. 544]. Chinh didu nAy da dua chu sd huu vAo vi tri cua

ngudi cd quydn luc cao nhAt trong vide ph An bd cAc ngudn luc, tu lidu sAn xuAt
vA lpi ich dupe tao ra trong quA trinh sAn xuAt cua xa hdi.
DAt dai 1A mdt loai tAi sAn, tAi nguydn thidn nhidn quy giA nhAt ddi vdi con
ngudi [81, tr. 541]. Khdng nhung thd, chng vdi sure lao ddng, tidn vdn, dAt dai

edn 1A mdt trong nhung tu lidu ddu vAo khdng thd thidu dupe cua moi boat ddng

sAn xuAt kinh doanh. Didu nAy da lAm cho vide phan b6 dAt dai ludn 1A vAn dd
hdt stic quan trong cua moi xa hdi, bed qua dd, nd quydt dinh lpi ich, su edng

bAng ddi vdi tAng ngudi dan vA su thAnh edng hay thAt bai cua mdt chd dd chinh


11

tri. Do do, van dd da't dai thudc vd ai, bao nhidu lu6n la vdn dd hdt sure quan

trong va co nhidu quan didm tranh luan nha't trong moi xa hdi [73, tr. 580-587].

Ser huu ddt dai lu6n la vdn dd hdt sure phurc tap. Dae tfnh nay xudt phat ttr
nhung dac didm khde bidt cua ddt dai so vdri cac tai san, tai nguydn thidn nhidn

khde. Ddt dai la ydu td do thidn nhidn ban tang va ludn co gidi han. Con ngudri

khdng thd lam ra ddt dai nhung nhu cdu vd ddt dai lai vd han. Hom nua, day Id

loai tai nguydn thidn nhidn khdng gi co thd thay thd va khdng thd tdi tao qua
qud trinh sir dung. Chinh nhung dac tfnh nay da tao ra nhidu quan didm khde

nhau vd sd huu ddt dai, dac bidt Id trong didu kidn xay dung vd phdt tridn kinh
td thi trudng md trong d6 thi trudng BDS la mdt ydu td khdng thd thidu. Hai chd

dd sd huru ddt dai duoc coi Id ddi lap nhau va hidn con tao ra nhidu tranh luan vd

su anh hudng cua chung ddi vdi vide phat tridn kinh td thi trudng la cdng huu
(public ownership) ma dai didn chinh Id nha nude (edn goi Id sd huru nhd nude)

va tu huu (private ownership). Cdc nude di theo con dudmg xay dung chu nghi a
xa hOi trudre day ddu thuc hidn chd do cdng huru ddt dai, trong d6 sdr huu nha

nude ddi vdi ddt dai luOn chidm ty trong ldn hoac tuydt ddi [75].

Vidt Nam Id mdt trong nhung nude lua chon con dudmg di ldn XHCN ndn
cung da xdc lap va thuc hidn chd do cdng huu ddi vdi todn bO ddt dai. Qud trinh

ndy duoc chfnh thurc bat ddu tit ngay 18/12/1980, ngay Hidn phdp nam 1980
duoc thOng qua, trong dd quy dinh todn bd ddt dai ddu thuOc sd hfiu cua “todn

dan” (Didu 19 Hidn phdp 1980). Hinh thtfc sd huu duy nhdt ndy ddi vdi ddt dai
trdn toan lanh th6 Vidt Nam duoc tidp tuc khdng dinh tai Didu 17 Hidn Phdp

1992 - Hidn phdp hidn hdnh cua Vidt Nam. Trdn co sd ndy, cdc Luat vd ddt dai
qua cdc thdi ky nhu LDD 1987, LDD 1993 vd LDD hidn hdnh nam 2003 ddu

thd hidn vd c6 gang dua vdo nhung quy dinh cu thd dd thuc hidn quySn sd hitu

toan ddn dOi vdi ddt dai ngay tai didu luat ddu tidn.

Lam ro thd ndo la sdr huu toan dan ddi vdi ddt dai Id mdt ydu cdu hdt sure
quan trong, beti nd quydt dinh ai, phuong thtfc ndo thuc hidn quydn sdr huu ddt

dai, dd tit d6 ngudn luc ndy duoc phan b6 mOt edeh cOng bang, hop ly vd duoc
sir dung hidu qua nhdt. Trude day, do nhan thtfc khOng dung dan vd vide xay


12

dung, phdt tri6n kinh t£ ddt nude khi lua chon md hinh kinh t£ k£ hoach - tap

trung ndi chung va vide thi£u quan tam lam ro vdn dd scr hGu todn dan, edng vdi
quan niem sai 1dm vd vai trd, gia tri cua ddt dai, tai nguydn ndy da bi quan ty, su
dung mdt edeh lang phi, kdm hidu qua. Hau qua Id kinh td ddt nude bi tri trd.
Vidt Nam d giai doan ddu thuc hidn chd dd sd hGu todn dan ddi vdi ddt dai dd Id

nude thudn ndng nhung nhung gi dugc tao ra td ddt dai lai khdng du cho nhu

cdu tidu thu ndi dia vd cd nhdng Ide, hang nam nude ta phai nhap khdu hdng

trieu tdn luong thuc [36, tr. 43]. Thuc trang ndy da ddn ddn nhidu kho khan vd

ddi sdng kinh td xa hdi. Cac nguydn nhdn ddn ddn tinh trang ydu kem ndi trdn

da dugc phan tfch, m6 xe, trong do cd luc sd hGu todn dan ddi vdi ddt dai bi coi
nhu la mdt trong nguydn nhan chinh ddn ddn tinh trang ndy.

Vide quy kdt “trdch nhidm” cho chd dd sd huu todn dan ddi vdi ddt dai cho

nhung ydu kdm noi trdn cung khdng phai khdng cd co sd, bdi cho ddn trudc khi
LDD 2003 dugc ban hdnh, thd ndo Id sd huu todn dan vdn chua dugc xdc dinh

mdt edeh ro rdng d mure dd edn thiSt. Su mo hd, trim tugng cua hinh thdre sd huu

todn ddn thd hidn d tu edeh chu sd huu. Trong phdp luat Viet Nam hidn hdnh,
khdng cd quy dinh ndo cd the giup dinh tinh, dinh lugng cdi goi Id “todn dan”
vdi tu edeh Id chu sd hGu. Phdp luat da't dai trong mdt thdi gian ddi chi quy dinh
Id “ddt dai thudc sd huu todn dan do Nhd nude thdng nhdt quan ty” (Didu 1

LDD 1987, LDD 1993) chd khdng khang dinh Nhd nude Id chu sd hGu. Quy

dinh nhu thS chang ndi fen dugc didu gi, bdi bdt cd mdt nhd nude ndo, khdng
phu thudc vdo chd dd sd hGu, cung ddu (phai) thdng nhdt quan ty ddt dai. Chinh

didu ndy da ddn ddn su vd chu trong quan he ddt dai sudt mdt thdi gian ddi.
Thuc t£, nhidu ngdnh, co quan, edn bd nhd nude da nhdm ldn (hodc c6 tinh

nhdm ldn) minh chinh Id chu sd hGu ddt dai dd thuc hdnh quydn ndng cua chu
sd hGu mdt edeh thy tidn, vi ddng co tu lgi hoac thi6u trach nhidm.
Dd khac phuc didu ndy, LDD 2003 dugc thdng qua ngdy 26/11/2003 da xdc

dinh cu thd ngudi dai didn thuc hidn quydn sd hGu todn dan ddi vdi ddt dai, dd
1* chinh Id Nhd nude (DiSu 1 vd khoan 1 Didu 5 LDD 2003). Nhu vdy, ddt dai

thudc sd hGu todn dan nhung ngudi thuc su cd du cdc quy6n nang cua chu sd


13

hftu ddi vdi ddt dai chinh la Nha nude. Khde vdi cdc quy dinh trade day thirdng
cd su ldn 16n, nhdp nhdng giua hoat ddng quan ty nha nude vd hoat ddng thuc

hidn quydn sd huu, LDD 2003 da cd su phdn biet ro vai trd, quydn han cua Nha
nude ddi vdi tirng khfa canh. Theo dd tu cdch chu sd huu ddt dai cua Nha nude

Tuy nhidn, thd ndo Id sd huu todn ddn ddi vdi ddt dai hidn nay vdn edn dang
Id mdt vdn de chua cd su thdng nhdt v6 quan di^m khoa hoc phdp ty, md cu th6
Id vdn dd chu sd huu dich thuc Id ai: Nhd nude hay todn ddn. Vide xdc dinh ndy

ngodi y nghia hoc thudt, nd edn giup xdc dinh ro phuong thde thuc hidn quydn
sd huru ddt dai cua Nhd nude. N&i Id chu sd huu, Nhd nude cd thd “tu do” thuc
hidn cdc quydn nang chu sd huu cua minh ddi vdi ddt dai. Ndu chi Id dai didn
chu sd hOu todn ddn, nhftng vdn dd quan trong ddi vdi ddt dai phdi dugc thOng
qua chu sd hGu dfch thuc bdng mdt co chd phdp ty cu thd.

Cd quan didm cho rdng, sd huu todn ddn vd sd huu nhd nude cd su khde biet
[6, tr. 153]. Theo quan didm ndy, chu thd todn ddn gdn lidn vdi qudc gia cua tdt

ca moi ngudi, edn chu thd Nhd nude chi Id thuc thd mdt b6 mdy dugc ldp nen dd
thuc hien cdc chtrc nang cua Nhd nude. Quan didm ndy edn cho rdng, vfec phdn

biet sd hOu todn ddn vdi sd huu nhd nude cd thd giup han chd dugc su ldn ldn
trong vfec thuc hien quydn quan ty vd sd dung cua Nhd nude ddi vdi cdc tdi sdn

thudc sd huu todn ddn.

Cung cd quan didm cho rdng, sd huu todn ddn vd sd huu nhd nude dtl Id hai
khdi niem cd ten goi khde nhau nhung lai thdng nhdt vd ddng quy vdi nhau [6,
tr. 153]. Ndi cdch khde, ddy chi Id nhung ten goi khde nhau cua edng mdt hidn
tugng. Quan didm ndy giup don gian hda vdn dd sd huu ddt dai vdn qud phtre
tap d nude ta trong mdt thdi gian ddi, tir dd giup xdc dinh mdt each cu thd ngudi

chu sd huu dfch thuc ddi vdi ddt dai vd mat phdp ty.

Thdt ra, khdi niem sd hdu toan dan ddi vdi ddt dai khdng phai Id sdn phdm
‘ddc quydn” cua cdc nhd ldp phdp Viet Nam, md thuc td nude ldng gidng Trung


14

Qudc da va dang sir dung. Didm khde biet trong edeh dting thuat ngtf ndy trudc
ddy Id, phdp ludt Trung Qudc da ddng nhdt sd huu nhd nude vdi sd huu todn dan
va xac dinh rd ngudi thuc hidn cdc quydn cua chu sd huu todn dan ddi vdi ddt

dai chinh la Nhd nude, thdng qua co quan dai didn Id Hdi ddng Nhd nude (Didu
2 Luat Quan ly nhd nude vd ddt dai cua Trung Qudc, ban tidng Anh c6 doan
quy dinh: “Ownership by the whole people namely the ownership of state-

owned land shall be exercised by the State Council on behalf of the state”) [79].
Cd le day la edeh thtfc md Vidt Nam da vd dang dp dung, cd thd Id ttf su tham

khao kinh nghidm cua Trung Qudc hoac cung cd thd Id do su “didu khidn”

mang tfnh khdeh quan cua quy luat vd quydn scr htfu, dd Id chu sd huu tdi san
phdp phai Id mdt thuc thd duoc xdc dinh cu thd.

Khdi ddu cho cdc quy dinh nhdm lam rd vdn dd sd htfu ddt dai cr nude ta cd

le Id LDD 2003, dd Id: “Luat ndy quy dinh vd quydn han vd trdch nhidm cua
Nhd nude dai didn chu sd htfu todn dan vd ddt dai...” (Didu 1) vd ddt dai thudc

sd htfu todn dan do Nhd nude dai didn chu sd htfu (khodn 1 Didu 5). Nhung quy
dinh ndy da khdng dinh: quydn dai didn chu sd htfu ddi vdi ddt dai cua Nhd

nude mang tfnh tdt nhidn vd bdt budc. Tfnh tdt nhidn ndy thd hidn qua vi tri, kha
ndng cua Nhd nude so vdi cdc chu thd edn lai trong xa hdi vd vide thuc hidn cua
hidu qud nhdt quydn scr htfu chung cua “todn dan” ddi vdi ddt dai. Tfnh bdt budc
ndy thd hidn qua quy dinh cu thd cua Hidn phdp vd phdp luat, moi chu thd edn

lai trong xa hdi ddu phdi tuan theo.
Tuy nhidn, quy dinh vd scr htfu ddt dai trong BLDS 2005 mdi that su Id mdt

butfc “ddt phd” trong vide xdc dinh quydn sd htfu ddt dai. Theo khoan 1 Didu
688 cua Bd Luat ndy thi: “ddt dai thudc hinh thtfc sd htfu nhd nude do chfnh phu

thdng nhdt quan ty”. Nhu vay, cd thd khdng dinh ring, sd htfu todn dan vd sd
htfu nhd nude ddi vdi ddt dai er nude ta thuc chdt chi Id mdt. Su ddng nhdt ndy
tTV& h&t xudt phdt ttf quy dinh cua phdp luat. Ro rdng, phdp luat hidn hdnh
khdng hd cd y phan bidt gitfa scr htfu nhd nude vd sd htfu todn dan ndn da ddng

nhtfng thuat ngtf ndy thay thd nhau mdt edeh tu nhidn. Trong khi Hidn phdp

1992 vd LDD 2003 quy dinh ddt dai thudc scr htfu todn dan thi BLDS 2005 lai


15

quy dinh da't dai thudc sd hdu nha nude. Cung co y kidn cho rang, sd hGu toan

dan ddi vdi da't dai la “chd dd sd hGu” edn sd hGu nha nude Id “hinh thde sd
hGu”. Quan didm nay khdng thuydt phuc bdi trudc BLDS 2005, Vidt Nam

khdng co hinh thde sd hGu nha nude ddi vdi ddt dai nhung sd hGu todn dan ddi

vdi todn bd ddt dai da dugc xdc lap td 18/12/1980. Hon nGa, trong di du kidn chi
cd mdt hinh thde sd hGu ddi vdi ddt dai thi vide phdn bidt chd dd sd hGu vdi

hinh thde sd hGu se chdng dem lai

nghia thuc tidn ndo. Thd bai, su ddng nhdt

ndy edn xudt phdt td y nghia chinh tri cua vdn dd sd hGu ddt dai. Dd Id cdc leri

fch cd dugc td ddt dai d Vidt Nam Id tdi san chung cua todn dan vd phdn phdi
nhu thd ndo Id do chu sd hGu dai didn Nhd nude quydt dinh. Ddy cung ddng thdi

Id didm gdp phdn thd hidn ban chdt “cua dan, do d£n va vi dart' cua Nhd nude

dugc quy dinh tai Didu 2 Hidn phdp 1992. Th# ba, ddng nhdt sd hGu todn dan vd
sd hGu nhd nude thuc su Id mdt su “giai cdu” mdt chd dd sd hGu vdi muc tidu tdt

dep thodt khdi su “tha hda” cua quydn luc, cua trdch nhidm tap thd khdng ro
rdng. Didu ndy gidp khdng dinh, dd cao vai trd chu sd hGu cua Nhd nude trong

quan hd ddt dai. Day Id didu rdt edn thidt dd 1dm rach rdi tu edeh chu thd quydn
luc edng cua Nhd nude vdi tu edeh chu sd hGu, th dd cd thd ndng hidu qua hoat

ddng, vai trd cua Nhd nude trong linh vuc ddt dai.
1.1.1.2.Sd hGu dKt dai vd vdn dd xdy dung, phdt tridn kinh td thi trudng

Kd td ddu thap nidn 90 cua thd ky 20 trd lai day, rdt nhidu nude trdn thd gidi
md ddc bidt Id nhGng nude dang chuydn ddi mO hinh kinh td, cdc nude dang

phdt tridn da vd dang tap trung xdy dung vd phdt tridn thi trudng ddt dai. Ddy
chinh Id thdnh td trung tarn vd Id ydu td khdng thd thidu dugc dd cd mdt ndn
kinh td thi trudng phdt tridn. Mdt thi trudng BDS, md phdn cdt loi Id thi trudng
ddt dai, kdm phdt tridn se gdy nhidu trd ngai ddi vdi nhGng cdi edeh hudng vd

kinh td thi trudng [42]. Dudi su tdi trg cua Ngdn hdng Thd gidi (World Bank),

nhidu du dn nghidn cdu vd cai edeh hd thdng quan ty ddt dai dd xdy dung kinh
td thi trudng da dugc thuc hidn (vi du nhGng nghidn cdu vd cdi edeh ddt dai d

nhGng nude Ddng Au), nhung cho ddn nay nhGng bidn ddi co ban trong thi
trudng da't dai cua nhidu nude vdn chua dat dugc [75]. Can trcr ldn nhdt hidn nay


16

cho vide xay dung mdt thi trudng ddt dai ldnh manh chinh Id su khdng thdng

nhdt trong quan didm vd vdn dd sd htfu ddt dai trong ndi bd cdc qudc gia, do Id
sd htfu tu nhan hay cdng htfu (md ph6 bidn Id sd htfu nhd nude) vd ddt dai, edi

nao la thich hop cho kinh td thi trudng hon. Didn hinh nhu trudng hop cua nude

Nga, vide cai cdc^ddt dai cd thdi didm la mdt “cudc chidn” thuc su gitfa Tdng
thdng (Ide bdy gid Id Yeltsin) vd Qudc hdi (vidn Duma) [82].

Theo quan didm cua nhtfng nhd tan kinh td tu do, tu nhan hda Id didu kidn tdt
ydu (sine qua non) cho mdt ndn kinh td thi trudng ldnh manh. Quan didm ndy

vdn duoc coi Id thidng lidng trong “Su nhdt tri Washington” (Washington
Consensus) da trd thdnh nguydn tac din dudng cho nhidu chuong trinh edi edeh

duoc tdi tro bdi Ngdn hdng Thd gidi vd Quy Tidn td Qudc td (International
Monetary Fund) ddi vdi cdc nude XHCN ctf thudc Trung, DOng Au vd cdc nude

thudc Lidn Bang XO Vidt (Soviet Union) trudc day [73, tr. 580].

Trdn thuc td, d cdc nude XHCN ndi trdn, xudt phat tir quan didm cho rdng,
xung ddt giai cdp vd bdc lot tu ban cd thd trdnh khdi bdi xa hdi hdi hda cdc

phuong tidn sdn xudt bang edeh dat chung dudi quydn sd htfu chung, d dd cdc
tdi san ndy duoc dinh doat bdi todn dan td chtfc dudi dang mdt tap thd hay nhd
nude [84], vide cdng huu hda tu lidu san xudt, trong dd cd ddt dai da didn ra rdt

nhanh chdng. Mtfc dd cdng htfu hda ndy khde nhau thy thudc vdo cdc ndn kinh
td XHCN. Vf du, DOng Dtfc vd Hungary thuc hidn chd dd sd huu tap thd ddi vdi

phdn ldn ddt canh tdc, trong khi Ba Lan vd Nam tu (cu) trdn thuc td vdn duy tri

sd htfu tu nhan ddi vdi dai bd phan ddt ndng nghidp. Cho ddn trudc thdi didm

Btfc tudng Berlin sup dd nam 1989, cd khoang 70% ddt canh tdc d Hungary vd
86% loai ddt ndy d DOng Dtfc thudc sd htfu tap thd. Nguqc lai, Nam tu (efl) vd

Ba Lan cho thdy mdt btfc tranh hodn todn khde, theo thtf tu, cd 68% vd 76%
didn tfch ddt ndng nghidp vdn thudc sd htfu tu nhan [67]. Khi hd thdng cdc nude

XHCN Trung, DOng Au vd Lidn Bang XO-Vidt tan ra, mdt vdn dd hdt stfc quan
trong, nhay cam md cdc chinh tri gia phai ddi didn Id bdng edeh ndo dd edn

bdng gitfa dp luc cua thi trudng vd su can thidp cua nhd nude; vd cd phai tu htfu

hda ddt dai la tidn dd cho phdt tridn kinh td vd phdt huy tdi da chtfc nang cua thi