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DAI HOC QUOC CIA THANH PHO HO CHI MINH
TRUONG DAI HQC KINH TE - LUAT
NGUYEN Till TIIANII THAO
HOP DONG CHUYEN NHUONG QUYEN SU DUNG DAT
VO HIEU DO VI PHAM CHU THE, HINH THUC QUA
THQ'C TIEN GIAI QUYET TAI TOA AN NHAN DAN
CAC CAP TRONG TINII BEN TRE
Nganh: Luat Kinh te
Ma so: 60380107
LUAN VAN THAC SI LUAT HQC
NGUOI HUONG DAN KIIOA HQC: TS. CHAU Till KIIANH VAN
TP. HO CHI MINH - NAM 2021
I.O'I CAM DOAN
Toi xin cam (loan day la cong trinh nghicn cuu khoa live cua rieng toi, cac vi du.
cac trich dan trong luan van dam bao do tin cay. chinh xac va tmng thuc. co nguon goc rd
ring va dupe trich dan day du theo quy dinh. Nhitng ket luan khoa
r
*
hoc cua luan van chua tirng dirge ai cong bo trong bat ky cong trinh nao khac.
Tie gia luan vin
Nguyen Thi Thanh Thao
DAN II M VC CAC Cl I O’ VIET TAT
BLDS
: BQ lu$t Dan sy
BLTTDS
r
: Bo luat to tung Dan su
LDD
: Luat Dat dai
GCNQSDD
: Giay chimg nhan quyen su dung dat
HDCN
: Hop dong chuycn nhirgng
HDCNQSDD : Hyp dong chuycn nhiryng quyen sir dyng dat
HDDS
: Hop dong dan sir
NLHVDS
: Niing lye hanh vi dan sy
NLPL
: Nang luc phap luat
NLIIV
: N2ng lye hanh vi
NLPLDS
: Nang lye phap luat dan su
QSDD
: Quyen sir dung dat
CN
: Chuyen nluryng
CNQSDD
: Chuycn nhirgng quyen sir dung dat
CNQSDD
: Chuycn nhuyng quyen su dung dat
TCDD
IIGD
: Tranh chap dat dai
: HQ gia dinh
TAND
: Toa an nhan dan
UBND
: Uy ban nhan dan
HTND
: HQI lham nhan dan
MVC I V
MVC LVC
Trang
LOI N6l DAU.......................................................................................................................1
1. Ly do chon de tai:.............................................................................................................1
2. Myc dich. nhiem vy nghien cuu:......................................................................................I
3. Pham vi nghien cuu:........................................................................................................2
4. Doi tuyng nghien cuu:.....................................................................................................3
5. Phuong phap nghien cuu.................................................................................................3
6. Co cau cua luan vSn........................................................................................................3
CHUONG 1. KHAI QUAT Vfc HOP DdNG CHUYCN NHUONG QUY&N St DVNG
DAT, IIDCNQSDD VO HI$U DO KHONG DAP UNG NANG LVC CHU THE........4
1.1. Khai niem. dac diem cua hop dong chuycn nhtrcmg quycn su dung dat.....................4
1.1.1. Khai niem hyp dong chuycn nlnrong quycn su dyng dat..........................................4
•
•
*
r
1.1.2. Dae diem cua hop dong chuycn nhuyng quycn sir dung dat.....................................5
1.2.
Ngudi ky ket hop dong chuyen nhuyng dat khong cd nSng lye hanh vi dan sy .7
1.3. Ngudi ky ket hop dong chuycn nhuyng quycn su dung dat khong co quycn
chuyen nhuyng...................................................................................................................15
Ket luan ch iron g 1..........................................................................................................35
CHUONG 2. HOP DONG CHUYEN NHU*0NG QUYEN SU' l>VNG DAT VO
HIEU DO VI PHAM VE HINH THUC...........................................................................36
*
•
J
•
2.1. Hop dong chuycn nhuyng quycn sir dung dat vd hicu do vi pham hinh thirc ...36
2.2. I lop dong chuyen nhucrng quyen sir dung dat vo hieu do khdng co cong cluing
cluing thyc...........................................................................................................................37
ãã**ãô
2.3. Mot so kicn nghi nham hoan thicn quy dinh hop dong chuyen nhtrong quyen sir
dyng dat...............................................................................................................................41
%
*
r
2.3.1. Phuorng hirong hoan thiy'n phap luat vc giai quyel tranh chap hop dong
*
chuyen nhucrng quyen sir dung dat.....................................................................................41
2.3.2. Giai phap nham nang cao chSt lirtyng x6l xir v£ giai quyel tranh chap
11DCNQSDD cua TANDN tren dia ban tinh Ben Tre.......................................................45
Ket luan chtrtfng 2...........................................................................................................48
KfeT LUAN.......................................................................................................................49
DANH MVC TAI LI$U THAM KHAO
1
1.01 KOI DAU
1.
%
Ly do chon de tai:
•
*
X*
Trong nhung nam gan day. vice hoi nhap cua Viet Nam vao non kinh tc the gidi d3
gdp phan khong nhd vao vi£c phat trien cua nen kinh te, cac hi/p dong dan su ngay thong
dung lion, cac giao djeh ve quycn sir dung dat ngay cang tang nhat la sau khi Luat dat dai
2013, Luat kinh doanh bat dong san 2014 ra doi. cac giao dich dan $y dirge ky ket lheo thdi
quen mi khong luan theo quy djnh cua phip luat. Vi the cac tranh chap lien quan den cac
hop dong dan su, cac giao dich dan su xay ra nhicu han va chu ycu la cac hyp dong chuycn
nhugng quycn sir dung dat, quycn so
z
*
huu nha ... co xu hudng ngay cang tang va chicm phan Ion cac vu an dan sir dugc thy ly giai
quyet tai I da an cac cap.
1 lien nay trinh do dan tri nude ta da nang len so vdi tnrdc day nhung van con dai da
so ngudi dan van con han che trong nhan thuc phap luat, nen viec thuc hien cic giao djeh
dan sy lien quan den dat dai tlurdng hay xay ra tranh chap. Ben cynh do chinh sach phap
luat lien quan den dat dai ciing co su thay doi qua tung thdi ky nhung van con nhicu viln
ban chua thyc sy dong bo. nhicu quy djnh khong phi) hop
•
s'
vdi ddi song xa hoi. co su mau thuan, chong chco nhau nhung lai chant dirge sira doi bd
sung nen loai an lien quan den hop dong chuyen nhugng quyen su dung dat la loai an kho.
phuc tap. Do do van de hoan thicn cac quy djnh ve nang lye chii the. vi pham hinh thuc
trong hop dong chuyen nhugng quyen su dat la nhung van de can quan tarn thyc hi?n. Vdi
ly do tren nen tac gia da lya chon de tai: “Hyp dong
•
z
»
•
»
chuycn nhugng quycn su dat vd hicu do vi pham ve chu the. vi pham ve hinh thuc cua phap
luyt qua thyc ticn giai quyet tyi TAND cac cap trong tinh Ben Tre”.
2.
Muc dich. nhiem vu nghien cuu:
Muc tieu nghien cuu cua luan v3n la chi ra nhOrng van de kho kh3n, vudng mac.
lain sang toa nhung van de ly luyn va thyc ticn giai quyet tranh chap hop dong chuyen
nhugng quyen sir dung dat vd hieu tai TAND cac cap trong tinh Ben Tre. Tir do de ra mot
2
so kien nghi nham hoan thien phap luat, nang cao hieu qua giai quyct tranh chap
HDCNQSDD vd hi?u lyi Tda an cac cap.
f
•
*
De dat dirge muc dich ncu trcn. luan van phai giai quyct cac van de sau day:
Phan tich, danh gia nhfrng tranh chap phat sinh tai Ida an thong qua nhttng vu vi$c
cu the vc thuc ticn ap dung phap luyt vc nang luc chu the trong hop dong chuyen nhugng
quycn sir dung dat, hop dong chuyen nhugng quycn sir dung dat vi pham hinh thirc. Chi ra
cac quy dinh phu hgp, chua phu hgp, van de ton tai va vudng mac trong thuc tien ap dung
phap luat. nguyen nhan ton tai.
De xuat giai phap nham hoan thi?n phip luat vi nang cao hiy-u qua ap dyng
*
•
X
’
*
*
phap luat vc nang lire chu the trong hop dong chuyen nhugng quycn sir dung dat.
HDCNQSDD vi pham hinh thirc.
3.
Pham vi nghien cihi:
La cong trinh nghien ciru luat hoc theo dinh huong img dung nen luan van khdng
nghien ciru cic van de phip ly ve hgp dong chuyen nhugng quyen sir dyng dat ma chu ycu
tap (rung nghien cuu cac tranh chap phat sinh tir thuc lien giai quyct hgp dong chuyen
nhugng quycn su dyng dat vd hi?u tai Toa an. Luan vfin edng
ô * * ã ã ằ ằ khdng de cap den phap luat vc to tung. trinh tu. thii tuc. tham quycn
giai quyct tranh chap II hgp dong chuyen nhugng quyen su dung dat tai I da an ma chi lay
thong tin tir thuc ticn giai quyct tranh chap tai Toa an cac cap trong tinh Ben Tre de nghien
ciru, phan tich.
Tic gia gidi han pham vi nghien ciru lien quan den vi?c ap dyng BLDS. BQ /
r
r
*
luat to tung dan su. Luat dat dai. Luat kinh doanh bat dong san va cac nghi quyct. cac nghj
dinh, thong tu, thong tu lien tich hudng din thi hanh trong vi§c phan tich, danh gia hgp dong
chuyen nhugng quycn sir dat vd hicu do vi pham vc chu the. vi pham ve hinh thuc qua thyrc
tien giai quyet tai TAND cac cap trong tinh Ben Tre.
4.
Doi tuong nghicn cun:
**%
Luyn vSn lap tnmg nghicn ciru danh gia vc nang lye chu the irong hop dong chuycn
3
nhuang quycn sir dung dat. hop dong chuycn nhuang quyen sir dung dat vi pliam hinh thirc
qua thirc tien giai quyet tai Tda an nhan nhan dan. Tim ra diem bat cap. ton tai. nguycn
nhan ton tai. kicn nghj nhung giai phap nang cao hicu qua ap dung phap luat vc nang lire
chii the trong hop dong chuycn nhuang quycn sir dung dat. hop dong chuyen nhuang quyen
sir dyng dat vi phym hinh thirc.
5.
Phuong phap nghicn ciru
Dya tren co sir phtrong phap luyn ciia Chu Nglria Mac - Lc nin. Tir twang d?o dire
phong each Ho Chi Minh, cung nhu duong loi. quan diem cua Dang va nha nude.
Phirang phap thu thap thong tin: Thu thap chu you tren website cua TAND Toi cao.
Phuong phap tong hap. phan tich: Su dang phirang phap niy de tong hap cic quy
dinh cua phap luat.
Phuong phap so sanh: Sir dyng phuong phap nay de phan tich, danh gi£, doi
•
»
•
*
x
chicu cac quy dinh cua phap luat de tim ra nhung diem ton tai. bat cap trong he thong phap
luat vdi thyc tien ap dyng.
6.
Co cau cua Juan van
Ngoai phan mo dau, ket luan. tai lieu tham khao. noi dung cua luan van dune the
hi^n trong hai chuang nhu sau:
Chuang 1: Hop dong chuycn nhuang quycn sir dung dat vd hicu do khong dap ung
duyc ning lye chu the.
Chuang 2: Hap dong chuycn nhuang quycn sir dung dat vd hicu do khong tuan thu
quy dinh ve pham ve hinh thirc.
CHlTONG 1
KHAI QUAT VE HQP DONG CHUYEN NHlTQNG QUYEN SU D^NG DAT,
HDCNQSDD VO HIEU DO KHONG DAP lfNG NANG Ll/C CHU THE
1.1
Khai ni?m, (lac diem cua hop dong chuyen nhugng quyen sir duns dat.
1.1.1 Khai niftn hap dang chuyen nhua'ng quyen sir dung dat.
Chuyen nhugng quyen su dung dal la mpl hinh thue co ban cua CNQSDD. Giao
trinh Luai Dat dai dua ra khai mem CNQSDD bang each neu len ban chat cua quan h
4
chuyen nhugng. thco dd, CNQSDD lit vige ngudi su dyng dat thoa thuyn vice chuyen giao
QSDD cho ngudi dirge chuyen nhugng va ngudi do phai tra cho CNQSDD mot khoan tien
tuong irng vdi gid tri quyen su dung dat:.
Khai ni?m HDCNQSDD xuat hicn tir khi cd chc do sd hiru toan dan ve dat dai.
dirge ghi nhan Ian dau tien trong Hien phap nam 19X0, dirge ghi nhan trong BLDS nam
1995 vti tiep tyc dirge ghi nhyn trong BLDS nam 2005 nhu sau: I Igp CNQSDD dirge hicu
la su thoa thuan giua cac ben. thco do ben CNQSDD cd nghia vy chuyen giao dat va QSDD
cua minh cho ben nhyn CN, ben nh$n CN cd nghia vy
J
tra tien cho ben chuyen nhugng thco quy dinh cua phap luat.
BQ luat Dan sy n3m 2015 thi d3 khdng edn quy dinh khai nigm IIDCNQSDD rieng
va ciing khdng quy djnh HDCNQSDD thanh mot chirong rieng nhu BLDS nam 2005 ma
chi quy dinh chung hgp dong ve QSDD. HDCNQSDD la su thoa thuyn giCra cic ben. lheo
do ngudi sir dyng dat chuyen ddi. CN. cho thue. cho thue lai. tang cho. the chap, gop von
QSDD hoac thue hicn quyen khac thco quy dinh cua LDD cho ben kia; ben kia thyrc hign
quyen. nghia vy thco hgp dong vdi ngudi su dung dat2.
1
Gilo trinh Luat dat dai Truong Dai hoc Luat Thanh phd lid Cht Minh. Nxb Bong Dire, trang 246
5
1.1.2 Due diem cua hap dong chuyen nlurang quyen sudung dat.
1 Igp dong chuycn nhugng quyen sir dung dal cOng la myt dung cua hyp dong
*•*
dan sir non HDCN co tat ca cac dac dicm cua hop dong.
Thu nhdt, HDCN la myt sy kiyn phap ly lam phat sinh, thay doi, chain dirt
*
quan he phap luat dan sy vc giai quyct tranh chap IIDCNQSDD thong qua hoat dong xct xu
tai Tda an la giai quyct nhfrng bat dong, mau thuan giira cac chu the tham gia ky ket vii
thyc hi£n IIDCNQSDD va tren co so do phyc hoi cac quyen lyi hop phap bi xam hai. dong
thdi tniy ciru trach nhiem phap ly doi vdi hanh vi vi plymi phap lu$t vc dat dai. Tda an voi
tir each la co quan co quycn tu phap, nhan danh Nha nude giai quyct nhimg mau thuan.
xung dot giua ben CNQSDD vdi ben nhan CNQSDD hoic ben thir ba lien quan tdi gia tri
phap ly cua hop dong. I da an giai quyct tranh IIDCNQSDD tren co so van dung cac quy
dinh cua Luat dat dai. Bo luat dan su va cac quy dinh cua BLTTDS. Tda an giai quyet tranh
chap I IDCNQSDD phai tuan theo cac nguyen tie co ban cua By luyt dan sy.
Tint hai. no the hicn y chi cua cac ben chu the tham gia giao ket hop dong.
Thu ha. myc dich cua vice giao ket hyp dong la nlittng lyi ich mil cite ben tham gia
mong muon dat dirge.
Tuy nhien. IIDCNQSDD cung cd nln'rng die diem rieng nhir sau: Nd mang tinh
hang hoa, ticn tc. cd den bu: chu the tham gia deu la su thoa thuan dua tren y chi cua cac
ben; vdi tinh chat la hop dong song vu. khi HDCN co hieu lure thi ben chuyen nhugng giao
dal va quyen str dyng cho ben nhyn chuyen nhugng. ben nh$n chuycn nhugng giao ticn cho
ben chuycn nhugng.
Sy xung dyt. mau thuan giOra cac ben khi tham gia quan h••*
the xay ra tu giai doan giao ket hgp dong, thyc hicn hgp dong va hau qua phap ly cua hop
dong.
Theo quan diem cua chu Nghia Mac-Lenin thi giai quyct tranh chap la xu hudng tat
yeu cua qua trinh mau thuan, xung dot va dau tranh cua cac mat doi lap.
Tranh chap HDCNQSDD, ban chat chinh la tranh chap hop dong dan sir nen. Nen giai
6
quyet tranh chap HDCNQSDD thong qua ho?t dgng xet xu cua cua Tda an nhan dan cac cap
nham giai quyet nhung bat dong, nhung mau thuan cua cac chu the tham gia giao ket
HDCNQSDD va cac chu the khac cd lien quan. thong qua do khoi phuc quycn. Igi ich hop
phap cua cac chu the bj xam hai.
Tranh chap dat dai noi chung va tranh chap ve HDCNQSDD noi rieng la hi«?n tugng
binh thudng dien ra trong ddi song xa hgi va chung ton lyi d mgi thdi ky lich sir. Tuy nhien.
tranh chap ve HDCNQSDD chi thuc sir soi dong va phuc tap ke tir khi dat nude buoc sang
nen kinh te thj tnrdng. Nha nude quan xS hgi thong
ằããô
qua he thong phap luat. chinh sach thuc. dat dai dugc thira nhan co gia trj. quycn sir dung
dat dirge tham gia giao djeh tien thi tnrdng va bi chi phoi bdi cdc quy luat cua thi trudng.
Tranh chap ve HDCNQSDD luon xay ra pho bien. dien bien phuc tap. nhat la nhung
thdi ky thj trudng bat dgng san phat trien soi dgng. csk giao djeh nha dal tang cao. Igi nhuan
mang lai cho cac nha dau tu tir cac giao dich nay ldn cung da kco theo nhitng hy lyy nhu: Vi
myc dich tdi thugng kt Igi nhuyn nen c
»
r
/
tham gia giao djeh chuycn nhugng quycn sir dung dat da bat chap phap luat thuc hign c
vige ky ket va thuc hien HDCNQSDD phai kc den la: Hop dong chuyen nhugng quyen su
dung dat khdng dirge cong chung. chung thuc va dang ky tyi eg quan nha nude cd tham
quyen; chu the tham gia ky ket HDCNQSDD khdng
**
du dicu kicn hoac khdng dugc phep thuc hien giao dich; ddi tugng cua HDCNQSDD dii
dicu kiyn theo quy dinh cua phiip luyt de giao dich. Ben cynh do. qua trinh thuc hien hgp
dong do mot trong cac ben khdng thuc hien hoac thuc hien khdng dung cac cam ket, c«k
thoa thuan trong hop dong... Tat ca cdc bieu hign cua nhung sai pham iron dcu la nguycn
nhan lam phat sinh c;k mau thuan. cac bat dong va dan den tranh chap ve HDCNQSDD.
Tranh chap ve IIDCNQSDD co the dirge bieu hien a nhieu dang khac nhau: Vc chu
the, ve doi (ugng, vc gi<5 ca, vc phuong thuc thanh loan... xong chung dcu phan anh mot
ban chat chung nhat do la nhung bat dong, mau thuan va xung dot vc quyen va nghia vy cua
c;ic ben khi tham gia ky ket vil thgc hien hop dong chuyen nhugng quyen sir dung dat.
7
Xung dpt do co the dirge bieu hien true tiep giua ben chuyen nhugng vdi ben nhan chuyen
nhugng, nhung cung cd the la xung dot lien quan (di lgi fch cua ngudi thir ba khi hg cho
rang, mgt ben trong quan hg chuyen nhugng khong thuc hien dung va day du cac cam ket.
cac thoa thuan trong hgp dong, Um phuong hyi tdi quyen vit lgi ich chinh dang cua phi'a
ben kia ho$c chii the khac co lien quan. Thong thudng. doi vdi nhung mau thuan. bat dong
ma gia tri hoSc lgi fch cua cac ben hurdng tdi khong Ion, hau qua khdng n;)ng ne, nguyen
nhan cua su xung dot co nhung tac dong khach quan thi chung co the dugc giai quyct on
thoa thong qua nhung thoa thuan hoac thuimg lugng vdi nhau de tim ra hudng giai quyet cd
lgi va h
Ngudi ky ket hop dong chuyen nhugng dat khong co nSng lye hanh vi dan
sir
Phap nhan. to chuc khong co tu each phap nhan giao ket. thuc hien cac giao dich
thong qua ngudi dai dign. Gia tri phap ly, ve phuong dipn chu the cua cfic giao djeh do phap
nhan. to chuc giao ket sc dugc xem xel trong noi dung dai dicn sau:
Ca nhan. phap nhan. chu the khac (ngudi dugc dai dien) co the xac lap. thuc hign
giao djeh dan sy thong qua ngudi khac (ngudi dgi dign). Ngudi dugc dgi dign
*
chi co the bi rang buoc vdi giao dich do ngudi khac dai dicn thict lap trong nhung dieu kign
sau day:
••••
Thu nhat. vc mat khach quan. ngudi dai dicn phai co tham quyen dai dicn. Tham
quyen nhy cd the do phap luat quy dinh (dai dign theo phap luat) ho$c do cdc ben thoa
thuan (dai dicn lheo uy quyen). Vi vay. mot ben trong hgp dong sc khong bi rang buoc bdi
hgp dong nay neu no dugc giao ket. thuc hien thong qua mot ngudi mang danh dai dien
trong khi tren thuc te ngudi nay khong cd tham quyen dai dien cho hQ.
Thu hai. vc mat chu quan, ngudi dai dien phai hanh dong nhan danh ngudi dai di?n
chu khong phai nhan danh chfnh minh.
Cudi cling, nguoi dai dien phai cd du nang luc hanh vi de cd the the hicn chinh xdc y
chi cua ngudi dirge dai dien, trir mot so trudng hgp ngudi du 15 den dudi IS tudi dirge phep
dgi di$n.
8
Nhu vay, ve nguyen tac. ngirdi dirge dai dien chi bi rang buoc bdi giao dich do
ngirdi doi di
phan cua nhung giao dich do ngudi khong cd tham quyen dai dien hoac vugt qua tham
quyen dai dien xAc lap, thgc hicn sS nlnr the nAo? Lieu nhttng giao dich nAy cd vo hicu
khong? Xuat phat tir muc dich bao vc ben thu ba ngay tinh. BLDS cho rang, ve nguyen tac,
giao dich do ngudi khong cd tham quyen dai dien van phat sinh hieu lye giiira ban than
ngudi nay vdi ngudi giao ket phfa ben kia. trir trudng hgp phia ben kia bict hoac buoc phai
bict vc vice khong cd tham quyen dai dien. Tirong tu nhu v$y doi vdi trudng hgp vugt quA
tham quyen dai dien. ngudi dai dien phai chju
*••
trach nhiem doi vdi phan vugt qua. trir trudng hop phia ben kia bict hoac buoc phai biet vice
vugt quA tham quyen.
BLDS ciing md ra mot hudng khac de bao vc ben thu ba ngay tinh. Ngudi dai dien
s€ bi rang buoc bdi giao dich khong dung tham quyen hoac vugt qua tham quyen neu cd
bang cln'mg chung to ngudi nay da dong y ho$c biet ma khong phan
•»»
doi noi dung giao dich. Vay. nhung hanh vi nao co the coi la hanh vi "dong y hoac bict mA
khong phan doi”? tdc gia cho ring, hanh vi dong y khong nhat thict phai
*»
dugc the hicn bang van ban (nhu vice ngudi dai dien thco phap luat sau do da cap giay uy
quyen, gui edng vAn thong bao tien do thyrc hi?n hgp dong...) mA cd the dugc suy doan
thong qua mot so hanh vi. chang han nhu vice cac ben da thuc hicn hgp dong hoac hudng Igi
ich ma hgp dong mang lai.
Ben canh nhung iru diem BLDS nam 2015 hudng den muc dich bao ve mot phym vi
ngudi lham gia vao cac quan h<- giao djch binh dang ngay ca khi ban than ho khong cd kha
nang y chi va phan doan nhat dinh. bao vc quycn lai cua ho bang each trao cho ho va ngudi
dai dikha nang gay thict hai. Tuy nhicn BLDS nam 2015 van con mot so kho khin. vudng mac vc
nhan thuc, chira chu y, tdi do la song song vdi vi$c bao vp quyen Ipi cua ngudi yeu the. vipc
xay dyng quy djnh sao cho khong can thiep qua sau quyen dinh doat cua pham vi mot ngudi
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la can thiet. Dac biet doi vdi quy djnh nidi cd lien quan den ngudi kho khSn trong nhan
thuc. lam chu hanh vi. ngudi nghicn ma tuy. cac chat kich thich khac. De bao dam vice ap
dung cac quy dinh tai Dieu 23 , Dieu 24 BLDS n3m 2015 bao vp quyen lai cua ngudi yeu
the phai
Z
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di doi vdi nguyen tac bao vc quycn dinh do?t cua ca nhan la van de ldn can quan tarn. Tai
khoan 1 Dieu 23 BLDS nam 2015 quy dinh “Ngudi thanh nien do tinh tr?ng the chat ho$c
tinh (han ma khong du kha nang nhan thuc. lam chu hanh vi nhung chua den muc mat
NLHVDS thi theo yeu cau cua ngudi nay. ngudi cd quycn, lpi (ch lien quan ho$c co quan to
chuc hfru quan tren co sd giant dinh phap y tarn than. Toa an ra quyct dinh tuyen bo ngudi
nay co kho khan trong nhan thuc. lam chu hanh vi va chi dinh ngudi giant ltd". Van de nay
cung rat can hudng dan cu the cua Hoi dong Thant phan TAND Tdi cao de vipc ap dung cac
quy dinh tren dung theo tinh than cua BLDS. Van de bao ve mot ben trong giao dich dan su
chua dupe BLDS nant 2005, BLDS nam 2015 quy djnh cy the.
z
Nhu vay. quy dinh trong tnrdng hap nao dupe hicu la do tinh trang the chat ho$C
tinh than ma khong du kha ning nhan thuc, la hanh vi nhung chua den muc mat NLHVDS
thi dieu luat chua quy dinh rd rang, dan den gay nham Ian trong qua trinh ap dung. Theo
khoan I Dieu 23 BLDS nSrti 2015 di quy dinh rd ve trudng hop
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mat NLHVDS nhu sau "Khi mol ngudi do bi henh tarn than hoyc mac bpnh khac nta khong
the nhan thuc, lant chu hanh vi thi theo yeu cau cua ngudi cd quyen. lai ich lien quan ho$c
cua ca quan to chuc huu quan. Toa an ra quyet djnh tuyen bo z
z
»
ngudi nay mat NLHVDS tren co sd ket luan giant dinh phap y tarn than". Nhu vay. de xac
dinh ngudi mat NLHVDS thi ngudi do phai la ngudi co dau hieu ve benh tarn than ho$c
b$nh khac mi khong nh$n thuc dugc hanh vi cua minh, con doi vdi
#*
nguai bi han chc NLHVDS la nhung nguai sir dung ma tuy hoac cac chat kich tluch khic
dan den khong kiem soat dugc hanh vi cua minh. Nhung doi vdi nguai khd khan trong nhan
thuc. lam chit hanh vi thi xac dinh rat khd vi ngudi do la ngudi khong nhan thuc va lam chu
hanh vi cua minh nhung lai khong thuoc trudng hop mat NLHVDS. quy djnh khong c\i the
nhu v$y rat khd de phan bi$t nhiirng trudng hop nao trudng hap mat NLHVDS va ngudi cd
khd khan trong nhan thuc va lam chu hanh vi. c5n cu de xac djnh doi vdi ci hai trudng hgp
tren li dga vao ket luin
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giam dinh phap y ve tam than. Vi du thuc tc da xay ra trudng hap nhu anh Bui Van A va chi
Do Thi B ket hdn dirge 20 nim. m$c du trudc khi ket hdn chi B van biet anh A bi mac benh
tam than phan li?t, thinh thoang cd nhimg ngay len can benh anh chui bdi vg con nhung
trong qua trinh chung song anh A van co nhung hanh vi, cu chi doi xir tot vdi vg con. Khi
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chi B gui dan xin ly hdn ra Tda in. anh A xuat trinh benh an va Tda ra quyct dinh you cau
giam dinh tam than doi vdi anh A. Sau do Hoi dong giam djnh da ra ket lu?n anh A mic
b$nh tam than phan li^t, cin cu vao ket luan giam dinh tren Tda an ra quyct dinh mat NLHV
doi vdi anh A va chi dinh con trai anh A la ngudi dai di?n theo phap luat. Trong trudng hgp
nay xay ra hai kha nang. xac dinh anh A la ngudi mat NLHVDS hoac xac dinh anh DA la
ngudi cd khd khan trong nhan thuc. lam chu hanh vi. Tuy nhien, co y kien cho rang ngudi da
thinh nien d trong tinh trying the chat hoac tinh than mi khong du kha nang nhan thuc. lam
chu hanh vi nhimg chua den mire mat NLHVDS la nhung ngudi lict loan thin nhung tri de
van con nhan thuc dirge, ngudi khiem thinh, khiem thi ho$c khong cd kha nang noi dugc.
tuy nhien nhung ngudi thuoc trudng hop tren ho khong phai li ngudi mat NLHVDS, han che
NLHVDS va cung khong phai la ngudi cd khd khan trong nhan thuc, lam chu hanh vi. Bdi
vi. ncu hieu theo quy dinh tren thi nhung ngudi nay li ngudi cd van de ve sue khoe tam than.
Vi vay. khi tham gia cic giao djeh dan sg phai thong qua ngudi giam hg. ngudi d$i di^n theo
phip lu$t. Con doi vdi ngudi khiem thinh. khiem thi. khong cd kha nang noi ho van nhan
thuc. lam chu duoc hanh vi cua minh. ho thgc hien cac giao dich dan su qua ngon ngir. ky
higu, chtf dinh rieng cho ngudi khuyct Dieu 20 BLTTDS cd quy djnh vc vide ngirai khuyct
tat nghc. noi. nhin khi tham gia to tung dan su, nhung ngirai nay van tham gia to tpng nhu
nhilng duong sv binh thudng thong qua ngudi co khi ning bict dirge ngon ngir, ky hicu. chu
danh rieng cho ngudi khuyct tat de dich lai. Nhir vay, ngudi khuyct tat vc nghc. noi, nhin
van cd the true tiep tham gia cac giao dich dan sg binh thudng ma khong can ngudi giam hg
hay ngudi dpi dign lheo phap luyt. Nhu vay. can xac dinh rd doi vdi cac trudng hap neu tren
de khi thuc hien giao dich dan sv vi doi vdi ngudi mat NLHVDS thi mgi giao djeh phai
thong qua ngudi d^i dicn thco phap luat. ngudi dai dicn thco phap luat chi tien hanh giao
dich dan su trong pham vi dune dai dign, ho nhan danh quyen va Igi ich cua ngudi khac va
thgc hien giao dich dan sg trong pham vi dai dicn. con doi vdi ngudi co khd khan trong nhan
thuc, lam chu hanh vi thi thong qua ngudi giam ho, doi vdi ngudi giam ho ho dong thdi li
ngudi dgi dign trong cic giao djeh dan sg trir mgt so trudng hgp phip luat co quy dinh khac.
Ngoii ra. hg cd quyen sir dgng tii san cua ngudi dugc giam hg de chi ding
X
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cho nhung nhu cau thict ycu cua ngudi dugc giam ho. Tir vi du neu tren neu Toa an tuyen
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anh A la ngudi mat NLHVDS thi mgi giao dich dan $y cua anh A sS phai thong qua ngudi
dai dicn thco phap luyt, trong trudng hap toa an tuyen anh A la ngudi cd khd khan trong
nhan thuc, lam chu hanh vi thi khi tham gia giao dich dan sg cua anh A deu thong qua ngudi
giam hg vi ngudi giam hg chi thgc hign giao dich dan su cho anh A trong pham vi da dugc
xac dinh trong Quyct dinh cua co quan tda an nhu v$y ngudi giam hg khong hoin toan quyct
dinh cic giao dich dan su cua anh A ma chi dugc tham gia thgc hien nhung giao dich dugc
xac dinh trong quyet dinh cua tda an.
De vi$c tip dung, thuc thi phap luat dugc chinh xac. dong thdi quyen va lgi ich hop
phap cua cac duong sg khi tham gia to tung khong bi han che. kien nghi cac co quan cd
tham quyen hudng dan. cd quy djnh eg the trong trudng hgp nio lik ngudi co tinh trang the
chat hoac tinh than ma khong du kha nang nhan tlurc. lam chu hanh vi nlnrng chua den mire
mat NLHVDS
Ben canh nhung thanh tuu da dat duoc. vice giai quyct tranh chap HDCNQSDD tai I
da an d Ben I re cung cd nhung han che nhat dinh, the hi?n d vy an ngucri chuycn nhirgng
dat bi benh tarn than, thu thap chung cir chua day du.
Noi dung
VM
An: Vu an dan su vc tranh chap HDCNQSDD giira nguycn don Tran
Thj Ri. Nguyen Van Hyu. Nguyen Van Tu, Nguyen Thanh Cic. Nguyen Thj Phuc, Nguyen
Thanh Phu. Nguyen Thi Kim Thoa. Nguyen Thi Dung. Nguyen Van Khanh vdi bj don
Nguycn Thj Kim Plying cung ngudi cd quycn lyi, nghia vy lien
* * • • * quan Tran Tien Luc. Tran Thi Trinh duoc xct xir so tham bdi TAND
huycn Giong
Trdm.
Dat co nguon goc cua me ruot ba Ri la ba Thu. duoc chinh quycn che do cu cap.
nam 1971 ba Thu de lai cho ba Ri va ong Cac. Ba Ri va ong Cac co CN mieng cho ba
Plying chieu ngang 10m. chieu dai tinh bang chieu rqng thira dat, ba Phung co tra
22.900.000 dong. Ba Ri dua GCNQSDD cho ba Phung lam thu luc CN. ba Plying ty y lyp
hyp dong va gia myo chtt ky cua ba Ri trong HDCNQSDD ngily 09/5/2007 doi vdi thira dat
28. dicn tich 380,7m2 va HDCNQSDD ngay 20/8/2007 ddi vdi thua dat 29, di£n tich 72m 2.
Den khi ba Phung tien hanh bom cat thi nguyen dim nidi bict va ngan can. Sau do ba Plying
CN lai chi Trinh, anh Luc.
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Nguyen dim khdi kien yeu cau huy HDCNQSDD ngay 09/05/2007 va HDCNQSDD
ngay 20/8/2007; yeu cau chj Trinh, anh Lyre di ddi mii che tra lyi dat
*
r
ncu tren cho nguycn don; yeu cau huy GCNQSDD so BR399112 cua UBND huycn Gidng
Trdm cip cho ba Plying ngay 29/10/2013 vi GCNQSDD sd BY 096954, BY 096955 cua
UBND huycn Giong Trdm cho chi Trinh va anh Luc ngay 13/4/2015.
Ba Phung cho ring luc chua lap IIDCN thi hai ben cd thoa thuan mi£ng CN
chieu ngang la 10m, tong dien tich dat ba chuyen nhuong ngang la 20m vdi gia
4.000.000 dong'm2. N3m 2007 ba Plying tra ba Ri 80.000.000 ddng, ba Plying vdi ba Ri.
dng Cac den L’BND xa Binh lloa de lap va ky 11DCN vao ngay 09/5/2007 thua dSt 28. cd
di$n tich 380,7m2; HDCNQSDD ngay 20/8/2007 ddi vdi thua dat 29. co dicn tich 72m' la
duoc lap bo sung de hoan tat lid so CN. Ba Phung dugc cap GCNQSDD vao nim 2007, ba
Phung bom cat san lap len phan dat ruong. N3m 2015 ba Phung chuycn nhugng cho chj
Trinh, anh Lire.
Vao nam 2014 chi Trinh, anh Luc cd CN cua ba Phung thua dat 29 va thua dat 28,
vdi gii 250.000.000 dong, da giao cho ba Phung du lien va nh$n dat quan ly canh tac, anh
chi da dugc cap GCNQSDD.
* Qua trinh giai quyct cua co quan ticn hanh cd tgng:
r
ã
r
ã
z
ô
Toa an cap so tham: Toa an cap so tham khong chap nhan you cau khoi kicn cua cac
nguyen don.
ve TAND huyen Giong Trom giai quyet lai vu an.
* Phan tich danh gia:
Toa an cap so tham chua xcm xct toan dicn vu an, tat ca cac chimg cu. chi xem xct
vc 11DCN la chua hgp ly. Chua xcm xct dat cap cho ca nhan ba Ri. dng Cac hay ho ba Ri
va tai thdi dicm dugc cap giay thi ho ba Ri chi co ba Ri va dng Cac hay con cd nhQng ai.
Tram Y te x2 Binh lloa co xac nhan ba Ri bi benh tarn
•
*
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than phan lict da dieu trj tai Tram Y te xa Binh lloa tir nam 2005 den thang 8 nam 2012.
hien tai ba Ri nhan tien trg cap hang thang do bi benh tarn than nhung cap so tham chua xac
minh lam rd ba Ri cd dieu trj Qi B?nh vi$n tarn than hay khong dong thdi hirdng dan
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nguyen don lam thii tuc giam dinh phap y tarn than cho ba Ri de xac djnh ba Ri cd mSc
b
nhugng, chua thong bao cho nguyen don, bi don cung cap chimg cu chung minh cho Idi
trinh bay cua minh la cd can cu nen Toa an cap so tham bac yeu cau cua cac nguyen don la
sai.
Tda an cap phuc tham huy an so tham la cd can cur.
By luyt Dan sy 2005 vi BLDS 2015 dcu cd quy djnh NLPL cua cac chu the. tai
khoan 1 Dicu 16 BLDS 2015 quy dinh “NLPLDS cua ca nhan la kha nang cua ca nhan cd
quyen dan sy va nghia vy dan sy". Phap luat HDDS nim 1991 cd quy dinh vc dicu kicn cd
hieu luc cua HDDS, trong do cd dicu kicn lien quan den ca nhan tham gia xac lap hop dong
nhung Phap luat HDDS nim 1991 khong cd quy dinh vc NLPLDS cua cd nhan. BQ luat sy
1995 va BLDS 2005 deu cd quy djnh dicu kiyn cd hieu luc cua giao dich dan su nhung
khong cd quy dinh yeu cau ca nhan phai cd ning lye phap luyt dan sy. Tyi Dicu 122 BLDS
nim 2005 vc dicu kicn cd hicu lye cua giao dich dan su chi yeu cau ngudi tham gia giao dich
dan su co NLHVDS va ngudi tham gia giao dich dan sy hoan toan ty nguycn. Thye te cho
thay trudng hop NLPL cua ca nhan bi han chc va cau hoi d?t ra la ngudi nay co duyc xac lap
giao dich dan su hay khong. Ta xem xet tinh huong trong vu an neu tren cho thay, ba Ri mac
bynh tarn than, hi?n tyi ba Ri nhan lien try cap hing thing. The nhung Tda in cap so tham
chtra xac minh lam rd van de benh tarn than cua ba Ri. de chung minh ba Ri cd day du
NLIIVDS hay khong, hay bi han chc NLHVDS. Ldi trinh biy cua
»*
ba Phung vc chu ky cua ong Cac chong ba Ri thi ba Phung khong nhd cd phai do ong Cic ky
hay khong, van de nay chua dune Tda an so tham thu thap chung cu xic minh. lam rd ong
Cac cd ky ten vao HDCN hay khong va chu ky hicn tai trong hyp dong co phai do ong Cac
ky hay khong ma voi vang cong nhan HDCN lam anh hudng nghiem trQng den quyen lyi
cua cac ben, Tda in so tham chua xem xet va
do ngudi mat NLHVDS giao ket. theo yeu cau cua ngudi dai diyn theo phap luat cua ngudi
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nay. Tda an tuycn giao dich do vo hicu. Doi vdi ngudi bi han chc NLHVDS: Cic giao dich
do ngudi bi han che NLHVDS cung c6 the bi Tda an tuycn vo hicu theo yeu cau cua ngudi
dai diyn cua ngudi nay. MQI ngudi nhu the nao bi coi la mat NLHV? Tai Dieu 22 BLDS
nam 2015 quy dinh thu tuc mot ngudi bi coi la mat NLHV nhu sau: Theo yeu cau cua ngudi
cd quyen, lyi fch lien quan.
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giam dinh co tham quyen. Vay, nhung giao dich ma ngudi mat NLHV giao ket irudc khi cd
quyet dinh tuyen bo mat NLHV cd the vo hi$u khong? Theo an l<- mgt
**«
so nude, trong trudng hop nay. ngudi dai dicn cho ngudi mat NLHV chi can dua ra bing
churng cln'rng minh v&o thdi diem giao ket, mat NLHV ho$c dirge bieu hihien nhien hoyc dirge phi'a ben kia bict ma khong can phai vi?n dan clrimg cu true tiep
(giay giam dinh, ket luan cua bac sy...). BLDS nam 2015 da danh Dieu 128 de giai quyet
van de nay, nhung ngudi vito thdi diem giao ket niQl giao djeh dan su khong nhan thuc va
lam chu dugc hanh vi cua minh thi cd the yeu cau Toa
giao dich dan su dugc xac lap". Quy dinh nay dp dyng cho chu the ndi chung nen dugc dp
dyng cho cd nhan vi cd nhan la mgt chu the.
1.3 Ngudi kf ket Ix/p dong chuyen nhugng quyen su dyng dat khong co quyen
chuyen nhirong
Doi voi phap nhan: Chi co ngudi dai dicn thco phap luat hoac ngudi dai di$n thco
uy quyen cua phap nhan mdi cd the nhan danh phap nhan trong cdc giao djeh dan su. Ngudi
dai dicn thco phap luat cua phap nhan dirge quy dinh trong dieu I? bode trong quyet dinh
thanh lap phap nhan.
NLPLDS cua phap nhan la kha nang cua phap nhan co cac quyen. nghia vu dan su.
NLPLDS cua phap nhan phat sinh tu thdi diem phap nhan dugc thanh lap. neu phap nhan
phai dang ky hoyt dyng thi nang lye cua phap nhan phdt sinh tu thdi diem ghi vao so dang
ky. NLPL cua phap nhan chant dut tu thdi diem chant dut phap nhan5.
Dai dien cua phap nhan co the la dai dien theo phap luat hoac dai dien theo uy
quycn4". Dai di$n theo phap luat cua phap nhan dugc quy djnh irony dieu ly cua phap nhan
hoac trong quyct dinh thanh lap phap nhan.
Tu phan tich tren cho thay, ong A la Chu tich cong doan cua cong ty B, thi khong
phai la nguoi dai dien theo phap luat va cung khong phai la nguoi dai dien theo uy quycn
ncn khong the nhan danh phap nhan trong quan he phap luat la giao djeh dan syr. IIDCN vdi
' Dieu 86 BLDS 2015
