tham gia deu mong mud'n thiic hien day Dat cpc la mdt bien phap bao dam thUc dii cac cam ket ciia minh, nhUng ciing cd hien nghia vu dan sti, vdi Uu diem de thtic nhiing trUdng hdp vi l
Trang 1• KHOA HOC XA H 6 I •
MOT SO QUY DINH VE DAT COC VA THl/C TI^N GIAI QUYET TRANH CHAP DAT COC THEO PHAP LUAT DAN SU* HIEN HANH
VUTHUYUNH'*'
Tom tat: Cac quy dinh ve dit cgc trong phap luat dan sii la mpt nhu ciu tat yeu ciia sU phat trien kinh te d Viet Nam hien nay de dam bao viec thuc hien nghia vu cua cac ben khi tham gia vao cac quan be dan sU Mac du cac quy dinh nay da giup tao ra hanh lang phap ly an toan eho cac ben tham gia giao dich: tuy nhien, mpt so'van de hen quan den dit cgc van chUa dugc giai quyet triet de trong Phap luit dan sU Dieu niy cd the din den tinh trang khd khan trong viec ap dung phap luat de giai quyet tranh chap cUng nhu chua co tmh thd'ng nhat trong he thd'ng pbap luit Bai viet nay phan tich thiic trang ve viec giai quyet tranh chip dit cgc theo phap luit dan sii vit de ra mpt so giai phap giup hoan thien he thd'ng phap luat va thiic day cac giao dich dan sii phat trien kinh te
Tif khoa: Phap luat dan sU; dat cgc; tranh chip dit cgc; tai san
Abstract: Regulations on deposit in civil law play an essential role in ensuring obligation fulfillment between parties in civil relations, thus supporting economic development While these regulations have provided the legal corridor to parties involving in transactions, there remain issues that require further improvement This situation leads to difficulties in applying regulations on deposit to settle disputes and maintain consistency in the legal system This article analyzed the -iituiition of payment dispute settlement according to civil law and proposed solutions to improve the legislative system and promote civil transactions and economic growth
Keywords: Civil law, Deposit, Payment Dispute, Property
Ngay nhan bai: 10/02/2020; Ngay sda bai: 02/3/2020; Ngay duyet ding bai: 14/4/2020
Dat v a n de bao dam thtJc hien ngbia vu dd la: cam co,
Giao dich dan sU la phifdng tien phap ly the cha'p, dat coe, ky cUpc, ky quy, bao iKu
quan trpng nha't trong giao lUu dan sil, quyen sP hiiu, bao lanh, tin cha'p, cim glut
khi xac lap giao dich dan sU, da sd'cac ben tai san
tham gia deu mong mud'n thiic hien day Dat cpc la mdt bien phap bao dam thUc
dii cac cam ket ciia minh, nhUng ciing cd hien nghia vu dan sti, vdi Uu diem de thtic
nhiing trUdng hdp vi ly do khach quan hay hien, tinh an toan cao, tinh rang budc chac chii quan, ma mdt trong cac ben da vi chan va cd tinh che tai nghiem khae, diide pham nghia vu ciia minh gay thiet hai eho cac ehii th§ sti dung kha pho bien trong chii the edn lai, day la nguyen nhan dan giao dich dan sil ndi ehung, dac biet la de'n tranh cha'p va ba't on eho eac quan he trong cac giao dich dan sii lien quan de'n phap luat dan sii De gdp phan han che va
thtic dav giao luu d a n sii p h a t t r i e n , Bd n ^ns., Vien Kilm sat nhan dan quan Hai Ba Trang
l u a t D a n sU 2015 quy d m h 9 bien p h a p thanh phoHa Noi: Email: vuthuylinhvks®gmail,com
Trang 2cac ddi tUdng la ba't ddng s a n cd gia tri ldn
n h u quven >u d u n g dat, quyen sd b ^ u n h a
d Tuy n h i e n cac quy dinh p h a p luat ve
dat coe chiem vi tri rat nhd t r o n g Bd luat
Dan su (BLDS), chi cd mdt dieu l u a t duy
nha't, va viec h u d n g d a n a p d u n g giai
guvet cae t r a n h cha'p lien q u a n den dat
coe eung h a n che, rai rac trong mpt so' van
ban, va c h u a co tinh t h o n g nha't Xhiintj
p h a n tieh ve dat cpc mdt each cd he thdng
se ddng gdp d a n g ke t r o n g viec n a n g cao
n h a n thuc cua cac chu t h e khi ap dung
bien p h a p bao d a m nay
1 M o t s o q u y d i n h v e d a t c o e t h e o
p h a p l u a t d a n sU h i e n h a n h
J.J Vie khai niem dAt cgc
P h a p luat Viet Nam ghi n h a n dat epc la
mdt bien p h a p bao dam thiic hien nghia
vu dan sU
Khoan 1 Dieu 328 Bd luat Dan sU 2015
quy dinh: "DM cgc la viec mpt ben (sau day
ggi la ben ddt cgc) giao eho ben kia (sau
ddy ggi la ben nhan d$t ege) mpt khoan
tien ho$c kim khi quy, da quy hoac vat ed
gia tri khae (sau day ggi chung la tai san
dat cgc) trong mpt thdi ban de bao dam
giao kit hoac thUe hien hgp dong'^K
Ve b a n chat, d a t cpc chinh la sU thoa
thuan giUa cac ben Nghi quyet
01/2003/NQ-HDTP ngay 16/4/2003 ctia
Hdi dong t h a m p h a n Tda an n h a n d a n td'i
cao hudng dan ap dung p b a p l u a t trong
viec giai quyet mdt so' loai t r a n h chap d a n
sti hdn n h a n va gia dinh da k h a n g dinh
"f/j().( thuan daf cpc 7a mpt giao dich dan
sU" theo dd mdt ben se giao cho b e n kia
mpt tai san t r o n g mdt thdi b a n n h a t dinh
n h a m muc dich giao ket hpp ddng hoac
thtic hien hdp dong hoac ca h a i miic dich
t r e n : ca h a i b e n deu cd n g h i a vu tbtic
hien n h i i n g dieu da t h d a t h u a n Neu mdt
t r o n g h a i ben chti t h e k h d n g tbtic hien
n g h i a vu da cam k e t t h i p h a i chiu h a u
q u a ma't epc hodc bi p h a t cpc tuy \"=*'^ tUng ben vi pham'"'
Q u a n diem t r u y e n thd'ng eho rang d^t
cpc la p h u luc eua hdp dong m u a ban hoac hdp dong dich vu Q u a n diem nay da
k h d n g cdn p h u hdp \ ' e nguyen tk P""^
luc hdp dong chi dUde thiet lap sau khi co hpp dong chinh Neu coi dat cpc la phu luc hpp dong thi cd n g h i a la: bdp ddng co
n g h i a \ u dupe bao d a m da binh t h a n h ,
t r e n cP sd dd phii luc hpp dong mdi dUpc xay dung Dieu n a y se khdng dting vdi quy dinh tai Dieu 358 BLDS 2005 (Dieu 3 2 8 BLDS 2015) ve thdi didm hinh t h a n h bien
p h a p d a t cpc, bdi le trUPng hpp cac ben thoa t h u a n d a t cpc n h a m muc dich giao ket hdp dong thi t u y cac ben chUa t h o a
t h u a n xay diing, t h i e t lap hpp dong c h i n h thUe, chUa h i n h t h a n h n g h i a vii t r o n g h d p dong nhUng n g b i a vii t r o n g giao dich d a t cpc da xua't hien Vi vay, coi d a t cpc la p h u luc hdp dong se la t h i e u ed sd p h a p ly va thiic te
D a t cpc la mpt giao dich d a n sU dac biet,
nd viia cd tinh ddc lap tUdng dd'i lai vxia cd
mdi q u a n h e k h a n g khit vdi hdp dong cd nghia vu dUde bao dam Cu the:
- N e u hdp dong cd n g h i a v u dUdc bao
d a m bi vd hieu, bi b u y bo, hoac ddn phUdng cha'm diit tbtic b i e n m a eac b e n
c h u a t h u c b i e n bdp dong do t h i giao dich bao d a m cha'm diit
- Neu h p p dong cd n g h i a v u dupe b a o
d a m vd hieu, bi b u y bo, boae ddn phUdng cha'm dUt tbtic h i e n m a da thiic hien m d t
p h a n hoac t o a n bp h d p dong cd n g h i a vu dupc bao d a m t b i giao dich bao d a m
k h d n g cha'm dUt, trU trUdng hpp cd t h d a
t h u a n k h a c Khi dd b e n n h a n bao d a m cd
"Khoan 1, dieu 328, BolufttDan s a 2 0 1 5
- Nghi tiuyct 01/200.-VNQ-HDTP ngSy 16/4/20():j < H6i dong th^m phan Toa an n h a n dan tm cao
NHAN LVC K M I * HOC XA HAl iti-aa
Trang 3quyen xii ly tai san bao dam de thanh
toan nghia vu hoan tra cua ben cd nghia
vu ddi vdi minh
- Neu giao dich bao dam vd hieu, hi hiiy
bo, hoac ddn phUdng eha'm diit thiic hien
khdng lam cha'm diit hdp dong cd nghia vu
dUdc bao dam, trii trUdng hdp ed thda
thuan khae
1.2 Ve ddi tugng cua dat cgc
Trong giao dich dat cpc, tai san dat epc
la va'n de dupc cac chu the ra't quan tam
Tai san dat cpc chinh la dd'i tupng tnic
tiep bao dam quyen ldi eua eac ben chii
the nhUng cung co the la nguyen nhan
dkn de'n tranh chap hoac se khdng bao
dam dUdc quyen lpi cua cae chti the khi nd
dupe tbtic hien khdng diing phap luat
Theo quy dinh tai Dieu 358 BLDS nam
2005 (Dieu 328 BLDS 2015) thi ddi tupng
ciia dat cpc la tien hoac vat (kim khi quy,
da quy ho$c eae vat ed gia tri khac), khdng
phai tai san nao eiing ed the sdi dung de
dat cpc Quyen tai san va gia'y td ed gia
khdng dupc BLDS quy dinh la tai san
dung de dat epe Ngoai ra de trcf thanh dd'i
tupng cua bien phap dat cpc, cac tai san
dat cpc phai dap iing dieu kidn nha't dinh
Thd nhat, neu doi tugng cua dat cgc
la tien
Hieu theo nghia rdng, tien la vat ngang
.gia chung trong giao lUu dan sii, bao gom
ca npi te ngoai te Tuy nhien, ve nguyen
tac, tien la ddi tUdng eua dat cpc phai la
ddng Viet Nam dang lUu hanh rpng rai
khdng the la ngoai te theo quy dinh tai
Khoan 13 Dieu 1 Phap lenh st(a doi phap
lenh ngoai hdi nam 2013 quy dinh nhu
sau: Tren lanh tho Viet Nam, mgi giao
dich thanh toan, niem yet, quang cao, bao
gia, dinh gia, ghi gia trong hgp dong, thoa
thuan va cac hinh thde tuang tu khac cua
ngitdi cU trd ngudi khong cu trd khong
duac tbtic hien bAng ngoai hoi, trd eae
trudng hgp dugc phep theo quy dinh eua Ngan hang Xha nUdc Viet Nam' "
Thd hai, neu doi tugng cda dMcgcla vat
Nhin chung, vat la tai san dung de dat epe phai la vat ed gia tri va dupc phep chuyen giao trong giao dich dan su Phap luat hien tai mdi chi liet ke mdt vai vat cu the cd th^ la ddi tupng cua dat epc chii khdng md ta vat dUdc diing de dat cpc phai
la vat nhu the nao (dac dinh hay cung loai, tieu hao hay khdng tieu hao, vat phai
cd san hay hinh thanh trong tuang lai, la dpng san hay bai dpng sin ) Tuy nhien,
can cii vao quy dinh tai Dieu 358 BLDS
2005 (Dieu 328 BLDS 2015) thi cd thd nhan tha'y tai san dat cpc chi gidi ban trong pham vi hep gom: tien, kim khi quy,
da quy boae eac tai san cd gia tri khac ma khdng bao gom cac quyen tai san, ba't dpng san nhu trong cac bien phap bao dam khac
Tai san la ddi tupng cua bien phap dat epe phai thude sd hflu cua ben dat cpc hoac
cd the thudc scf hflu ciia ngUdi khac nhUng
phai dupc ehii sd bflu dong y Cac vat bi
cam lUu thdng dan sii hoac ban che lUu thdng dan sU nhU ma tiiy, vii khi quan dung thi khdng the la ddi tUdng cua dat cpc Ne'u giao dich dat cpc cd ddi tupng la ngoai te hoac vat bi ca'm, bi ban ehe luu thdng dan sU thi giao dieh dat cpc dd cd the bi tuyen vd hieu
1.3 Vexdly tai sin dat cgc
Dat cpc ndi rieng ciing nhU cac bien phap bao dam ndi chung deu la ket qua cua sU thoa thuan gifla ben bao dam va
ben nhan bao dam, do vay trong viee xd ly
tai san bao dam thi sU thoa thuSn eua cac ben ciing dupc dat len hang d^u BLDS
2015 gifl nguyen quy dinh cua BLDS 2005
"* Khoan 13 Dieu 1 Phap lenh siia ddi Phap lenh ngoai
hoi nSm 2013
Trang 4H p h a i h o a n t r a tien coe va p h a t coe, tong
cpng 4 ty dong
Bi don hk T r u o n g Hong N'SIK- H t r i n h
bay; Ba H thiJa n h a n eo thoa t h u a n ddt
COC de b a n cftn n h a neu t r e n cho ong L n h u
ong L da t r i n h b^y Mac du H da co gang
hoan t a t thu tuc de duoc cap piay chUng
n h $ n quyen sd hOu n h a trong thoi b a n 30
ngay nhU da thoa t h u a n n h u n g khong
t h u c hien dUdc Ba thUa n h d n da vi p h a m
cam ket v6i ong L, ba dong y tra Iai tien
(OC va ticn Iai s u a t theo quy dinh khong
dong y p h a t coe
NgUdi co quyen I(?i, nghia vu lien q u a n
ong Lai Q u a n g T t r i n h b^y: Ong T song
c h u n g vdi ba H tU ndm 1997 den nay
khong ddng ky ket hon Cdn n h a t r e n Id
tai san c h u n g cua ong T vk bd H ong thUa
n h a n da cung ba H n h d n tien ddt coe ciia
ong L Ong dong y t r a Iai tien coe va tien
Iai cho ong L theo quy dinh cua p h a p Iuat
chu khong dong y p h a t coe n h u yeu cdu
cua ong L
Tai Ban an d a n sU s<t t h a m so
: M 1 / 2 0 0 9 / D S - S T ngay U - 1 1 - 2 0 0 9 Toa an
n h a n d a n qudn P h u Ntiuan t h d n h pho HO
Chl Minh quyet dinh: Ch&'p nhAn yOu c4u
khdi kien cua ong Phan Thanh L, buoc ba
TrifOng Hong \gik- H tra cho ong Phan
Thanh L 4.000.000.000 dong ngay sau khi
an c6 hieu lUc phap lu$t
Nsay 18-11-2009 ba Truong Hong
Njioc H k h a n g cao khong dong y vdi ban
an sd thdm
\[;a> 19-11-2009, ong Lai Quang T
k h a n g cao khong dong y vdi ban an -<) tham
Tai ban an dan -^U phiic tham so'
522/201(VDS-PT ngdy 06-5-2010, Toa an
nhan dan Thanh pho Ho Chi Minh quyet dinh:
C'lH nguyen Ban an dan su so tham so
:U4/l).'^-.<T ngav 11-11-2009 cua Tda an
nhan dan qu$n Phu Shunn Thanh pho
Ho Chi Minh
Phan
cho
Chap nhin yeu ciu cua Thanh L
Buoc ba Truang Hdng Vt-i'i' W tra c ong Phan Thanh L 2.000.000.000 dong tien COC <.i 2.000 000.000 dong tien pha cpc To'ng cong 4.000.000.000 dong ng:n sau khi ban an co hieu liic phap lu$t
Ngav 2H-6-20I0, bd H cd ddn khieu n^i
vdi noi'dung khong dong v b6i thudng tien
COC vi cho r i n g nguyen nhan dan den vi?c khong thuc hien dudc thoa thuan dting thdi
h a n la do veu to'khach quan cti the la do
CO quan thi hiinh an cham sang teii sd hflu nhd cho l,a H, nen ba H khong the c h u y e n
i r n c h o o n g L Tai (Jtiyel dinh so 688/2011/KN-DS ngdy 18-11-2011, Chanh an Toa a n n h a n ddn tui cao k h a n g nghi ban an phiic t h a m iii'U tren theo thil tuc giam doc t h a m , dai dien Vien kiem sat n h a n dan toi cao nhd't tri vdi khang nghi ciia C h a n h a n Toa a n
n h a n dan toi cao, de nghi Hpi dong x e t xii huy Ban an dan sU phuc t h a m so ,122/2010/DS-PT ngay 06-5-2010 ciia Toa
an nhan dan T h a n h pho Ho Chi M i n h va hiiy ban an dan st^ sd t h a m so 344/2009/DS-ST ngay 11-11-2009 c u a Toa
an n h a n dan q u a n P h u N h u a n , T h a n h pho'
Ho Chl Minh, giao ho so vu a n cho Toa a n
n h a n dan quan P h u N h u a n , T h a n h pho'
Ho Chi Minh xet xii sd t h a m lai t h e o diing quy dinh ciia p h a p l u a t
S'hiin dinh ciia Toa an
Xet yeu cau doi p h a t tien ddt cpc ciia ong P h a n T h a n h L t h a y r&ng, t a i thoi diem ong L d a t cpc 2.000.000.000 d6ng cho
ba TrUdng Hong Ngpc H, b a H da n h a n
n h a n h u n g c h u a lam thii tuc s a n g ton do
cd q u a n thi h a n h an d a n sU T h a n h pho Ho Chl M i n h d a n g q u a n Iy toan bp giay to co lien q u a n de'n cdn nhd Do do, viec ba H
k h o n g dilng ten quyen sd hiiu n h a trong vong 30 n g a y theo n h u t h o a t h u a n ban
Trang 5diu cin phai xem xet do loi chu quan eua
ba H khdng lien he vdi cd quan thi hanb
an dan su de lam thu tuc sang ten hay do
loi khach quan cua cd quan thi hanh an
dan sfl cham sang ten cho ba H
Sau khi x6t xii phuc tham, kem theo
ddn khieu nai, ba H edn nop cho Tda an
nhan dan tdi eao Cdng van so' 4362/THA
ngay 05 thang 6 nam 2009 ctia Cue tbi
hanb an dan sfl Thanh phd' Ho Chi Minh
Npi dung cua cdng van giai thich ly do
ngfldi mua trung da'u gia la ba H van chfla
hoan ta't thii tuc trfldc ba sang ten la do cd
khie'u nai cua dng Nguyin Ta'n Ll yeu cau
ha Tram Thi Kim P phai thanh toan 38
lfldng vang SJC cdn np khi dng Ll mua
can nha tren Do dd, khi x6t xti lai Tda an
cin phai xac minh thu thap ban chinh
cdng van 4362/THA ngay 05-6-2009 ciia
Cue thi hanh an dan sU Thanh phd' Ho Chi
Minh va quy trinh chuyen quyen sd hflu
cho ngUdi mua trung da'u gia ctia ed quan
thi hanh an dan sU Neu cd can cfl xac
dinh cd quan thi hanh an dan sti chlim tr§
trong viee chuyen ten quyen sd hflu cho ba
H thi ldi dan tdi viee ba H khdng the thfle
hiSn dung cam kd't vdi dng L thupc ve
khach quan, va ba H khdng phai chiu phat
tien cpc Neu co can cfl xae dinh do ba H
cham tre hoan ta't cac thii tuc de dfldc
sang ten quyen sd hflu thi ldi hoan toan
thupc ve ba H, va ba H mdi phai chiu pbat
tien cpc
Tda an ca'p sd tham va Tda an cap phuc
tham chfla xac minh, lam rd nhflng va'n de
tren, ma da chap nhan ngay yeu cau khcli
kidn ciia ong Phan Thanh L d^ budc ba
Trfldng Hong Ngpc H chiu phat coe vdi so'
tien 2 ty dong la chua du can cd
Do dd, can cfl vao khoan 2 Dieu 291,
khoan 3 Dieu 297 Bd luat Td' tung dan sfl;
Quyet dinb giam dd'c tham
sd'79/2012/DS-GDT ngay 23-02-2012 cua Tda Dan sU
Tda an nhan dan tdi eao quyet dinh: Huy Bin an dan sti phuc thim so' 522/2010/DS-PT ngay 06-5-2010 cda Tda
an nhan dan Thanh pho'Ho Chi Minh va huy Ban an dan sfl sfl tham so'344/DS-ST ngay 11-11-2009 eua Tda an nhan dan quan Phu Nhuan, Thanh phd' Ho Chi Minh, ve vu an "Tranh cha'p hgp dong dAt cgc" gida nguyen dan la dng Phan Thanh
L vdi hi dan la ba TrUang Hong Nggc H: ngUdi CO quyen lai, nghia vu hen quan IA dng Lai Quang T Giao ho sa cho Tda an nhan dan quan Phu Nhuan, Thanh pho
Ho Chi Minh xet xd sa tham lai theo dung quy dinh cua phap luat
Nhan xet: Ro rang trong vu an tren,
viec xae dinh ldi thudc ve chii the nao, do nguyen nhan chti quan hay vi ly do khach quan la vd cung quan trpng va cin thie't,
la ma'u ehdt de giai quyet tranh cha'p
2.2 Xac dinh quan be gida dat cgc va hgp dong dugc dam bio bAng dat cgc
Qua trinh giai quyet tranh cha'p ve dat epe tai TAND cac cap cdn cho tha'y vS'n de
ve mdi quan be gifla dat cpc va hdp dong
dflpe dam bao bang dat epe cung la va'n di
BLDS cin quy dinh day du hdn Diem c Khoan 1 Muc I Nghi quye't
01/2003/NQ-HDTP cd quy dinh: Trong trudng hgp eac ben cd thoi thuan hoac phap luat co quy dinh dieu kien neu dat cgc bi vo hieu la hgp dong cdng bi vd hieu, thi hgp dong duang nhien bi vd hieu khi dat cgc dd bi vo hieu Tuy nbien, trong cac quy dinh ciia
BLDS 2005, Nghi dinh 163/2006/ND-CP, Nghi quyet 01/2003/NQ-HDTP chfla ed quy dinb cu the trong trfldng hdp ne'u khdng cd thoa thuan, hpp dong dfldc bao dam bang dat cpc vd hieu thl dat cpc ed dfldng nhien vd hieu hay khdng Nhfl da phan tich d cac phan trfldc, dat cpc cd the dflpc coi la hpp dong phu ben canh hpp dong cd bao dam bang dat cpc (hpp dong
Trang 6chinh); dong thdi dat cpc cd t i n h ddc lap
tfldng ddi ctia nd Khdng p h a i trong mpi
trfldng hpp, hdp dong co d a t cpc vd hieu thi
dat cpc cflng dUdng n h i e n vd hieu theo
\'iec p b a p l u a t thieu quy d i n b cu t h e ve
va'n de nay cung la mdt nguyen n h a n d i n
den viec giai quyet t r a n h cha'p cua TAND
chfla tbtic sfl d u n g vdi t i n h t h i n ctia p h a p
l u a t ve dat cpc
Vti an thfl hai dudi day la rapt minh chting:
Tdm t:'u npi dung i-u an: Vu viec xay r a
gifla nguyen ddn la dng Nguyen Van Long
va hi ddn la dng Dfldng Van Pbat Ong
P h a t la chu sU d u n g dipn tich 4.-156 m2
da't da dflpc ca'p Gia'y chflng n h a n quyen
sU d u n g da't Ong P h o t da ky "(iiay n h a n
eoc" vdi dng Long theo dd h a i ben cam ket
dng Phiit se chuyen nhUdng cho dng Long
dien tich dat nay vdi gia 3.925.000.000
dong Ong Long dat cpc cho dng P h a t
2.355.000.000 dong, ne'u dng P b a t khdng
chuyen nhupng dien tieh da't t r e n cho dng
Long thi phai m a t ga'p ddi so' tien dat cpc
Ong P h a t viet da n h a n dii tien va ky ten
dng P b a t Kbi cd t r a n h cha'p xay r a t h i dng
P h a t thfla n h a n chfl viet va chfl ky cua
minh t r e n giay n h a n cpc nhflng khdng
thfla n h a n viec thda t h u a n chuyen nhfldng
quyen sti dting dat cho dng Long va k h d n g
n h a n so' tien d a t cpc nao ea Ong P h a t cho
r a n g dng chi nhd dng Long lam t h u tuc
giai cha'p tai n g a n h a n g de t h e cha'p vay
tien C.iay n h a n cpc gifla h a i b e n khdng
ghi npi dung, dng P h a t chi ky n h a n theo
yeu c i u cua dng Long dd lam t h u tiic vay
tien Ong chi vay dng Long 350 trieu dong
va chi chap n h a n t r a sd'tien t r e n va lai
Quyet dinh cua TAXD • TAND cap sd
t h a m khdng xac minh dieu t r a cd bdp
dong chuyen nhfldng quyen sfl d u n g da't
thtJc su gifla hai ben h a y khdng ma cbi
can cfl vao gia'y n h a n cpc de k h a n g dinh cd
hpp dong chuyen n h u p n g quyen sfl d u n g
Q ] NHAN LUC KHOA HOC XA Hftl
dat Tda an cap sd tha'm xac dinh cd ^^^
d a t cpc n h u n g viec dat cpc nay vd hieu nen
k h d n g c h a p n h a n yeu c i u boi thUdng t^^ cpc Tda a n cap sd t h i m xac dinh quyen ^
d u n g dien tieh d a t 4.4.'S6 m" la ctia hp ong
P h a t "C.iay n h a n cpc" khdng cd chfl ky cua nhflng hd t r o n g gia dinh dng Phat Do d, Wee dng P h a t dflng r a giao dich dat cpc va chuven nhfldng dien tich da't tren la k h o n g dung, v a y n e n hdp d6ng chuyen nhfldng quyen sfl d u n g d a t vd hieu va Giay n h a n cpc cung vd hieu theo
XImn xet: D a t cpc sinh r a cd t h e la d e
p h u e vu cho hpp dong chuyen n h U d n g
q u y e n sfl d u n g dat; cd t h e s i n h r a de p h u c
vu chd hpp dong m u a b a n nha V e mdi
q u a n b e gifla d a t cpc va hdp dong dfldc bao d a m bdi d a t cpc, cd trfldng h d p d a t epc
vd hieu nhflng hdp dong dfldc b a o d a m
b a n g d a t cpc k h d n g vd hieu vi chi d a t cpc
vi p h a m cac dieu kien cd hieu lUe nhfl trUdng hpp d a t epc b a n g ngoai t e Cd nhflng trUdng hdp hdp dong dUde b a o d a m
b a n g d a t epc vd hieu n h u n g d a t cpc lai
k h d n g vd h i e u
T r o n g vu viec t r e n , TAND d a n h a n dinh: hdp dong c h u y e n nbUdng q u y e n sit
d u n g da't vd hieu n e n "Gia'y n h a n cpc" cung vd h i e u t h e o T r o n g trUdng h d p n a y
t h e o quy dinh c u a p h a p l u a t t h i k h d n g
p b a t cpc K h i giai q u y e t h p p dong vd hieu, Tda a n xae d i n b ldi cua b a i b e n de giai quye't theo quy d i n h cua p h a p l u a t N h a n dinh va h u d n g giai quye't n a y ctia Tda a n
k h d n g cd cd sd ly l u a n va p b a p ly Q u a n diem t h e o hUdng h d p ddng dupe bao d a m
b a n g d a t cpc vd hieu n e n d a t cpc cung vd bieu la k h d n g cd cd sd bdi le d a t coe la mdt
hpp dong p h u di k e m vdi hdp dong ^xxac
bao d a m b i n g d a t cpc nhUng nd cd t i n h
"•• Ban an s6 106/2016/DSST cua Tok an nhan dan
huyen Di Linh v^ tranh chft'p h^p dong dat
Trang 7crx.-cha't ddc lap tUPng ddi cua no Dieu 410
BLDS eung da quy dinh ro: "sfl vd hieu
eua hgp dong chinh lam cha'm ddt hgp
dong phu trit trUdng hop eac ben co thda
thuan hgp dong phu dugc thay the hgp
dong chinh Quy dinh nay khong ap dung
ddi vdi cac bien phap bao dim thixc hien
nghia vu dan sti" Quy dinh tren da khing
dinh rd ring hieu lilc hdp dong chinh
-phu nhu quy dinh tai Dieu 410 BLDS
khdng ap dung doi vdi cac bien phap bao
dam thUc hien nghia vu dan sfl Dat cpc la
mdt bien phap bao dam thilc hien nghia
vu dan sit Trong vu an tren, Ong Phat da
cam ket ban cho dng Long va dng Long dat
cpc nen gifla dng Phat va dng Long hinh
thanh mdt nghia vu dan sfl va dat cpc sinh
ra de bao dam nghia vu ciia dng Phat
Trong trudng hdp nay, theo quy dinh tai
Dieu 410 BLDS thi hdp dong chuyen
nhfldng vd bieu khdng lam cha'm dflt hdp
dong dat cpc
3 Mot so phfltfng hu'dng hoan thien
phap luat dan sfl ve dat coe
Quy dinh eiia phap luat dan sfl Viet
Nam ve dat cpc chfla thUc sU hoan thien,
cdn cd nhflng diem chfla day du, chfla
thd'ng nha't va ro rang Nhflng ba't cap
nay khien cho qua trinh ap dung phap
luat tren thilc te gap khd khan, dfldng Id'i
giai quye't tranh cha'p cdn chfla dflpc
thd'ng nha't, trong gidi ban nha't dinh tac
gia xin dfla ra mdt sd' phflpng hfldng hoan
thien nhfl sau:
Mot la, ve thdi diem cd hieu Iflc ciia
giao dich dat cpc Ne'u coi dat cpc la mpt
hpp ddng thflc te thi cin quy dinh giao
dieh dat cpc cd hieu Iflc khi cac ben da
chuyen giao tai san dat epc cho nhau va
theo dd, trong quan he nghia vu hinh
thanh tfl dat cpc, ben dat cpc khdng cdn
nghia vu vi nghia vu duy nha't ciia ben
dat cpc la chuyen giao tai san dat coe
Neu thdi didm ed hieu Ifle cua dat cpc dupe xae dinh theo nguyen tic chung viee dat cpc cd hieu Iflc trfldc thdi diem chuyen giao tai san dat cpc thi can sac dinh nghia vu cua ben dat cpc ve viec chuyen giao tai san dat cpc cho ben kia theo dung thoa thuan
Hai la, ve gia tri tai san dat cpc so vdi
gia tri hpp dong Can bo sung quy dinb
ve gia tri tai san dat cpc so vdi gia tri hpp dong Hien nay phap luat khdng cd quy dinh gidi ban ve gia tri dat cpc la bao nhieu nen khi thoa thuan ve bien phap dat cpc cae ben thfldng tfl dat ra can cfl vao tinh hinh thflc tien eiia mdi ben Neu gia tri tai san dat epc tha'p thi
de xay ra tinb trang k^o theo mflc phat cpc (khdng ed thoa thuan khac) cung tha'p nen cac ben khdng tdn trpng viee giao ke't, thflc bien hpp dong Ngfldc lai, khi gia tri tai san dat cpc qua cad ma khdng mud'n giao ke't hay thflc hien hdp dong thi se thiet hai mot so' tien ldn, la nguyen nhan phat sinh tranh chap Chinh vi vay, phap luat cin cd quy dinh
cu the ve van de nay de tao cd sd phap ly cho cac ben khi tie'n hanh thoa thuan ap dung bien pbap dat cpc Dong thdi, quy dinh mflc tran vdi sfl linh boat nha't dinh, dao ddng trong khoang cho phep se bao dam phu hpp vdi thflc tiln cua tflng hpp dong gifla cac ben ma khdng vi pham nguyen tac tfl do y chi ciia cac ben trong giao ket, thflc hien hpp dong
Ba la, ve thdi diem hoan tra tai san
dat epe: Cin quy dinh cu the ve thdi diem hoan tra tai san dat cpc, ne'u tai san dat cpc khong dung de kha'u trfl vao giao dich dfldc dam bao Phap luat hien hanh cd nhflng quy dinh ve thdi diem thflc hien nghia vu dan sfl nhflng lai chfla xac dinh rd thdi diem thflc hien nghia vu hoan tra tai san dat cpc Vi vay
Trang 8chinh); dong tbdi, dat cpc cd t i n h ddc lap
tUdng ddi cua no Khdng phai trong mpi
trUdng hpp, hdp dong cd dat cpc vd hieu thi
d a t cpc cung dUdng n h i e n vd hieu theo
\'iec p h a p l u a t thieu quy dinh cu t h e ve
v a n de n a y cung la mot nguyen n h a n dan
den viec giai quye't t r a n h c h a p cua TAND
chUa t h u c sfl dflng vdi t i n h t h i n cua p h a p
l u a t ve d a t cpc
Vu an thfl hai du&i day la mdt minh chflng:
Tdm t.-it npi dung vu an: Vu viec xay ra
gifla nguyen ddn la dng Nguyen Van Long
va bi ddn la dng Dudng Van Phat Ong
P h a t la chu sfl d u n g dien tich -1,156 m2
da't da dupc ca'p c.iay chflng n h d n quyen
sfl d u n g dat Ong P h a t da ky "Gia\' n h a n
cpc" vdi dng Long theo dd hai ben cam ket
dng P h a t se chuyen nbUdng cho dng Long
dipn tich dat nay vdi gia 3.925.000.000
dong Ong Long d^t cpc cho dng P h a t
2.355.000.000 dong n e u dng Phat khdng
ehuyen nhUdng dien tich dat t r e n cho dng
Long thi phai mat gap ddi so' tien dat cpc
Ong P b a t viet da n h a n du tien va ky ten
dng P h a t Khi cd t r a n h c h a p xay ra thi ong
P h a t thfla n h a n chfl viet va chfl ky eua
minh t r e n gia'y n h a n cpc n h u n g khdng
thfla n h a n viec thda t h u a n chuyen nhupng
quyen sU d u n g d;it cho dng Long va khdng
n h a n sn tien dat cpc nao ca Ong Phat cho
r i n g dng cbi nhd dng Long lam t h u tuc
giai c h a p tai n g a n h a n g de t h e cha'p vay
tien Giay n h a n cpc gifla h a i ben khdng
ghi ndi dung, dng P h a t chi ky nhan theo
yeu c i u cua dng Long de lam t h u tuc vav
tien Ong cbi vay dng Long 350 t n e u dong
va chi cha'p n h a n t r a so tien tren va lai
Quyei dinb cua T.AXD \ TAND cap sd
t h a m khdng xac minh dieu tra cd hdp
dong ehuyen nhUdng quyen su dung dat
thllc sfl gifla hai ben hay khdng ma chi
can cfl vao giay n h a n epc de k h i n g dinh cd
hpp dong chuyen nhflpng quyen sfl d u n g
dat Tda an ca'p sd t h i m xac dinh cd V^H dat cpc n h u n g viei- dat cpc nay vo hieu nen
khdng c h i p n h a n yeu c i u hdi thitdng tien
COC Tda an d p sd t h i m xac dinh qu.ven ^>^
d u n g dien tich d i t 4.45(^ m ' la ciia hp ong
P h a t "Giav n h a n ctx-' khdng cd chfl ky ' u a nhflng hd trong gia dinh dng Phat Do do, viec dng P h a t dflng ra giao dich dat cpc va chuven nhfldng dien t.ch dat tren la khong dung Vay nen hdp d i n g chuyen nhfldng quyen sfl dung dat vd hieu va Giay n h a n coe cung vd hieu theo
' V/j;i) x4t: Dat cpc sinh ra cd t h e la de
p h u c vu cho hdp dong chuyen nhfldng quyen sfl d u n g dat; cd the sinh r a de p h u c
vu cho hdp dong mua ban nha Ve moi
q u a n he gifla dfit cpc va hdp dong dflpc bao dam bdi dat cpc cd t r u d n g hpp d a t cpc
vd hieu nhung hpp dong dUde b a o d a m
b a n g dat cpc khdng vd hieu vi chi d a t cpc
vi p h a m cac dieu kien eo hieu lUc nhU trudng hdp dat cpc b i n g ngoai t e Cd nhflng trfldng hdp hdp dong dflpe b a o d a m bang dat cpc vd hieu nhflng d a t cpc lai khdng vd hieu
Trong vu viec tren, TAND da n h a n dinh: hpp dong chuyen nhflpng q u y e n s ^ dung da't vo hieu n e n "Gia'y n h a n coe" cung vd hieu theo Trong trUdng b d p n a y theo quy dinh cua p b a p l u a t t h i k h o n g phat cpc Khi giai quye't hpp dong vd h i e u , Tda an xac dinh ldi ciia h a i b e n de giai quyet theo quy d i n b ciia p h a p l u a t N h a n dinh va hfldng giai quye't n a y c u a Tda a n khdng cd cd sd ly l u a n va p h a p ly Q u a n diem theo h u d n g hpp ddng dUpc bao d a m bang d a t cpc vd bieu n e n d a t cpc eung vd hieu la k h d n g cd cd sd bdi le d a t cpc la mdt hpp dong p h u di k e m vdi hdp ddng dupc bao d a m b a n g d a t cpc n h u n g nd cd tinh
''•" Ban an so 106/2016/DSST ciia Tok an nhan (
hij\ en Di Linh ve tranh chfi'p hi?p dong dflt coe
Trang 9cha't ddc lap tUdng ddi cua nd Dieu 410
BLDS cflng da quy dinh ro: "sfl vd hieu
cua hgp dong chinh lam cha'm ddt hgp
dong phu, trd trUdng hUp eac hen cd thda
thudn hgp dong phu dugc thay the hgp
dong ehinh Quy dinh nay khdng ap dung
ddi vdi cac bien phap bao dim thiXc hien
nghia vu dan sU" Quy dinh tren da khang
dinh ro ring bieu lite hpp dong chinh
-phu nhfl quy dinh tai Dieu 410 BLDS
khdng ap dung ddi vdi cac bien phap bao
dam thllc hien nghia vu dan sfl Dat coe la
mdt bien phap bao dam thflc hien nghia
vu dan sU Trong vu an tren, Ong Phat da
cam ket ban cho dng Long va dng Long dat
cpc nen gifla dng Phat va dng Long hinh
thanh mdt nghia vu dan sfl va dat cpc sinh
ra de bao dam nghia vu cua dng Phat
Trong trfldng hdp nay, theo quy dinh tai
Dieu 410 BLDS thi hdp dong chuyen
nhfldng vd hieu khdng lam cham dflt hdp
dong dat cpc
3 Mot so phUcfng hfldng hoan thien
phap luat dan sfl ve dat coe
Quy dinh cua phap Iuat dan sil Viet
Nam ve dat cpc ehfla thflc sfl hoan tbien,
cdn cd nhflng diem chfla day du, chfla
thd'ng nha't va rd rang Nhflng bat cap
nay khien cho qua trinh ap dung phap
luat tren thfle te gfip khd khan, dfldng loi
giai quyet tranh cha'p cdn ehfla dupc
thd'ng nha't, trong gidi ban nhat dinh tac
gia xin dfla ra mdt sd' phfldng hudng hoan
thien nhU sau:
Mdt la, ve thdi diem ed bieu Ifle cua
giao dich dat cpc Neu coi dat epc la mdt
hdp dong thflc te thi cin quy dinh giao
dich dat cpc cd hieu Iflc khi cac ben da
chuyen giao tai san dat cpc cho nhau va
theo dd, trong quan he nghia vu hinh
thanh tfl dat cpc, ben dat epe khdng cdn
nghia vu vi nghia vu duy nha't eua ben
dat cpc la chuyen giao tai san dat cpc
Ne'u thdi die'm cd bieu life cua dat cpc dfldc xac dinh theo nguyen tic ehung viec dat epc cd hieu Iflc trfldc thdi didm chuyen giao tai san dat cpc thi cin xac dinh nghia vu cua ben dat cpc ve viec chuyen giao tai san dat cpc cho ben kia theo dung thda thuan
Hai la, ve gia tri tai san dat cpc so vdi
gia tri hdp dong Can bo sung quy dinh
ve gia tri tai san dat cpc so vdi gia tri hdp dong Hien nay phap luat khdng ed quy dinh gidi han ve gia tri dfit epc la bao nhieu nen khi thda thuan ve bien pbap dat epe cac ben thfldng tfl dat ra can cfl vao tinh hinh thflc tien cua mdi ben Neu gia tri tai san dat cpc tha'p thi
de xay ra tinh trang keo theo mflc phat cpc (khdng co thda thuan khac) cung tha'p nen cac ben khdng tdn trpng viec giao ket, thflc hien hpp dong Ngflpc lai, khi gia tri tai san dat cpc qua cao ma khdng mud'n giao ke't hay thflc hien hpp dong tbi se thiet hai mdt so tien ldn, la nguyen nhan phat sinh tranh cha'p Chinh vi vay phap luat cin cd quy dinh
cu the ve va'n de nay de tao cd sd phap ly cho cac ben kbi tien hanb thda thuan ap dung bien phap dfit epc Dong thdi, quy dinh mflc t r l n vdi sfl Iinh boat nha't dinh, dao ddng trong khoang cho phep se bao dam phu hpp vdi thilc tidn ctia tflng hdp dong gifla cac ben ma khdng vi pham nguyen tic tfl do y chi eiia cac hen trong giao ket, thflc hien hpp dong
Ba la, ve thdi diem hoan tra tai san
dat cpc: Cin quy dinh cu the ve thdi diem hoan tra tai san dat cpc, ne'u tai san dat cpc khdng dung de kha'u trfl vao giao dich dupc dam bao Phap luat hien hanh ed nhflng quy dinh ve thdi diem thflc hien nghia vu dan sfl nhflng lai chUa xac dinh rd thdi diem thilc hien nghia vu hoan tra tai san dfit cpc Vi vay,
Trang 10p h a p l u a t n e n quy d i n h rd hdn ve va'n de
n a y Vi d u n h u t r o n g hdp dong t h u e t h i
c6 t h e quy d i n h p h a i h o a n t r a vao thdi
d i e m h p p d o n g t h u e cha'm dflt hpp p h a p
n e u k h d n g h o a n t r a d u n g thdi b a n t b i
p h a i chiu t r a c h n h i e m ve vief c h a m t h u c
hi^n n g h i a vu
Bdn la ve viec a p d u n g boi thfldng
t h i e t hai h a y p h a t cpc: P h a p luat cflng
can quy dinh cu t h e bdn ve viec a p d u n e
boi t h u d n g thiet hai h a y p h a t cpc hoac a p
d u n g ea h a i ddi vdi t r u d n g hpp hpp dong
vd hieu va c6 dat cpc Dieu 131 BLDS
2015 quy dinh ve viec hdp dong vd hieu
thi cac ben hoan t r a cho n h a u nhflng gi
da n h a n va ben cd loi gay thiet hai phai
boi thfldng Dieu 328 BLDS 2015 cdn quy
dinh n e u ben n h a n dat coe tfl chdi viec
giao ket thflc hien hpp dong d a n sU thi
p h a i t r a cho ben dat cpc tai san dat cpc va
mdt khoan tien tUdng dUdng gia tri tai
s a n d a t cpc trfl trfldng hdp cd thda t h u a n
k h a c Nghi quyet 01/2003/NQ-HDTP quy
dinh ben nao cd Idi lam cho hpp dong
khdng dupe giao ket hofic khong dfldc
t h u c hien hofic bi vd hieu t h i phai chiu
p h a t cpc N h u vay, ^e xit ly n b u t h e nao
trong trUdng hdp ngUdi n h a n d a t cpc tfl
chdi giao ke't hdp dong da dflpc bao d a m
b a n g dat cpc va viec tfl chdi n a y l a m hdp
dong vd hieu Trong t r u d n g bdp n a y ngfldi
n h a n dat cpc chi p h a i chiu p b a t epc h a y
phai boi t h u d n g t h i e t h a i do bdp dong
chinh vd hieu hay vfla boi thfldng t h i e t
hai vfla chiu p h a t cpc P b a p l u a t can cd
quy dinh cu t h e hdn dd viec ap d u n g p h a p
l u a t dfldc d u n g d i n va thd'ng n h a t
K e t l u a n
Dat cpc khdng cbi cd chflc n a n g bao
d a m thflc hien n g b i a vu d a n su ma cdn cd
chflc n a n g bao d a m viec giao ket bdp dong
d a n sU- C h i n h dieu nay da l a m cho d a t
cpc p b a t b u y flu t h e cua m i n h so vdi cae
bien p h a p b i o d i m k h a c trong trttdng ^^^ cac chfl t h e mud'n sit dun-j bien P"'''^^.^^
d i m d§ t h a m gia giao kei mot g»ao •
d a n su nao dd Quy dinh cua Ph«P ' ^
d a n su \'iet N a m ve dat cpc ':h^'« ^ f ' \ j ;
-h o a n t -h i e n cdn cd n-hflng diem ^ ^ ^ a d a y
du c h u a t h o n g nhat v a r a rang N h u n g
b a t cap n a y khien cho qua trinh a p d y n g
p h a p l u a t tren thUc te" gfip n b U n g k h o
k h a n , khdng thong n h i t t r o n g q u a n d i e m eua mdt so' TAND Die'u nay a n h hUdng den quyen va ldi ich hdp p h a p c u a cac c h u
t h § t h a m gia q u a n he d a n sU T r e n ed sd
p h a n tich nhflng v i n de m a n g t m h ly
l u a n ve' d a t cpc, ket hdp vdi viee t r i n h b a y cac quy dinh ctia p h a p l u a t d a n sfl h i e n
h a n h , d a n h gia thflc t i i n ap d u n g cac quy dinh ciia p h a p l u a t t r o n g tbdi g i a n qua, bai viet da d u a r a mdt sd' y kie'n de h o a n thien k h u n g p h a p l u a t ve d a t cpc, h y vpng
cd the ddng gdp cho ddc gia nhflng y k i e n
bo ich
T A I L I E U T H A M K H A O
1 Bg Luat dan siJ 2005
2 Bp Luat dan su 2015
3 Trfldng D a i hpc L u a t H a Npi (2017),
Giao trinh luat Dan sfl Viet Nam, Nxb
Cdng an n h a n d a n
4 Tudng D u y L u p n g (2014), Phap lu$t dan StJ va thUc tiin xet xd, Nxb C h i n h t r i
qud'c gia
5 P G S T S Do V a n Dai, Mdt so va'n de
cd b a n ve bao d a m t h u c hien n g h i a vu d a n
sU, T a i lieu hdi t h a o qud'c t e "Bien p h a p bao d a m thilc bien n g h i a vu dan sil",
T r u d n g dai hpc I u a t Tp Ho C h i Minh ngay 29/9/2014
6 T h S N g u y d n Xuan Q u a n g , -Mot so"
va'n de p h a p ly ve d a t cpc", Tap chi nghien cdu va trao doi, so' 21(31) T h a n g 0 3
-04/2015