Tii dinh nghia ve HDUQ tai Dieu 562 BLDS nam 2015 va t\X dd'i tUdng cua HDUQ dang nay la xae lap, thiie hien giao dich BDS, ed the hieu: HDUQ de xae lap, thiie hien giao dich BDS la tho
Trang 1HOP DONG UY QUYEN XAC LAP, THlJC HIEN GIAO DICH BAT DONG SAN - MOT SO BAT CAP
T R A N L I N K H U A N <*'
Tom tat: Bai viet phan tich, danh gia chi ra nhQng diem han che, b^t cAp trong quy dinh phap
luat va thUc tiin ap dung phap luat ve hpp dong uy quyen xac lap, thuc hien giao dich bat dpng san,
tQ do dexuat mpt so kien nghi hoan thien
Ta khoa: Hpp dong uy quyen xac lap; giao dich bat dpng san; giai phap
Abstract: The article of analysis and evaluation points out the shortcomings and shortcomings in
the law and practice of applying the law on authorization contracts to estabUsh and implement real estate transactions, thereby proposing some recommendations for improvement
Keywords: Authorization contract; real estate transactions in; solution
Ngay nhan bai: 06/01/2019; Ngay sda bai: 10/4/2019; Ngay duyet dang hai: 26/9/2019
D a n n h a p
Chd^ d i n h ve hdp dong uy q u y e n
(HDUQ) l a mot t r o n g nhi2ng che d i n h
h i n h t h a n h va p h a t t r i e n k h a sdm ciing
vdi sii r a ddi ciia p h a p l u a t d a n sU D a y la
phifOng t i e n p h a p ly q u a n t r p n g giiip eac
chu t h e ed t h e t h d n g q u a h a n h vi eua
ngifdi k h a c de xac lap va thiic h i e n cac
giao dich d a n sii n h a m dap iing nhiing
quyen va ldi leh hdp p h a p cua m i n h Mdt
t r o n g sd' dd la viee u y q u y e n eho ngiidi
k h a c xac l a p va thiic h i e n giao dich b a t
ddng s a n (BDS) T h d n g q u a H D U Q , b e n
uy q u y e n cd t h e u y q u y e n cho b e n dildc liy
quyen n h a n d a n h m i n h thiic hien m d t
hoac m o t sd' h a n h vi nha't d i n h h e n q u a n
d e n viec xae l a p va thiic h i e n giao dich
BDS T u y n h i e n , m d t so' quy d i n h cua Bd
l u a t D a n sii (BLDS) n a m 2015 ve hdp
ddng u y q u y e n x a c lap, thiic h i e n giao dich
BDS cdn k h a c h u n g ehung, d a n de'n ed
n h i e u each hieu k h a c h n h a u vd' cae quy
d i n h nay B e n c a n h do, thiic t i d n thiie
h i e n che' d i n h ve H D U Q cdn ghi n h a n
n h S n g t r u d n g hpp cac c h u t h e l a m d u n g
H D U Q de che gia'u h p p d o n g m u a b a n cd
t h u c k h a c n h a m t r d n t r a n h n g h i a vu nop t h u e ' dd'i vdi N h a nildc M d t t r o n g
n h i i n g h a n h vi bi l a m d u n g n h i e u nha't
h i e n n a y la s\i d u n g H D U Q gia t a o de
che gia'u hdp d o n g c h u y e n nhifpng B D S
T i n h t r a n g n a y khie'n cac chii t h e t h a m gia giao dich cd t h e gap r u i ro, de g a y
p h a t s i n h t r a n h cha'p, l a m ma't dn d i n h
t i n h h i n h xa hdi H i e n titpng n a y cdn
g a y r a t i n h t r a n g m a t edng b a n g xa hpi, bdi thiie te' cho tha'y eac dd'i t u p n g b i e t
''' ThS Khoa LuElt ThifOng mai - Trifcing Dai hoc Luat
TP Ho Chl Minh
Trang 2each "laeh luat" trdn thue ehu ye'u la
nhdm ngiidi lam dich vu nha da't, cdn
nhiing ngiidi dan lao ddng lUdng thien
thi khdng trd'n dupe thue' bdi hp la
nhiing ngudi ed nhu eau sii dung tai san
thiic su vi thd' ho mud'n tai san phai
dang ky ten eiia hp Ban cha't ciia
HDUQ la tie'n bd, dap iing dupc nhu
cau, nguyen vpng giao dich dan sii chinh
dang cua eac ben Tuy nhien, ne'u
HDUQ bi lam dung nham muc dich tU
ldi ca nhan thi gay ra nhiing hau qua
kbdng td't cho xa hpi Xua't phat tif
nhiing ly do tren, bai viet di sau nghien
Cliu nham tim ra nhiing diem chifa phii
hdp, chat ehe trong quy dinh va ap dung
eac quy dinh phap luat lien quan de'n
linh viic uy quyen de xac lap, thiic hien
giao dich bat ddng san txi dd dUa ra mdt
sd kien nghi hoan thidn nham gdp ph^n
xay diing mdt hanh lang phap ly an
toan, thd'ng nha't va chat che
1 HoJp dong uy quyen xac lap, thtfc
hien giao dich bat dong san
Ngay nay, so' liidng cac HDUQ nham
xac lap va thiic hien giao dich BDS ngay
cang nhieu, tuy nhien, bien nay BLDS
nam 2015 khdng ed dinh nghia cu the ve
HDUQ de xac lap, tbiie bien giao dich
BDS Tii dinh nghia ve HDUQ tai Dieu
562 BLDS nam 2015 va t\X dd'i tUdng cua
HDUQ dang nay la xae lap, thiie hien
giao dich BDS, ed the hieu: HDUQ de
xae lap, thiie hien giao dich BDS la thoa
thuan giiia cac ben, theo dd ben dUpc uy
quyen ed nghia vu thilc hien edng viee
nhan danh ben iiy quyen de xac lap va
thiic bien giao dich BDS thay eho ben uy
quyen NhU vay, ve ban chat thi HDUQ
xac lap, thiie hien giao dieb BDS eung la
D NHAN LUC KHOA HOC XA H6I
HDUQ, cho nen nd cd d^y du eac dae triing cua HDUQ ndi chung, ngoai trii dd'i tudng cua HDUQ nay la xae lap va thiic hien giao dich BDS
Hdp dong uy quyen xac lap, thiic hien giao dich BDS la mdt loai hdp ddng dan sii, cho nen nd ciing cd day du cac dac diem chung ciia hpp dong dan sii Day Cling la cae dac trifng giiip chiing ta ed the phan biet vdi cac loai hdp ddng khae
Cu thd':
Tiiii nha't, HDUQ xac lap, thiic hiin
giao dich BDS lam phat sinh hai mdi quan hi cd ban
Mot la, md'i quan he giiia ben iiy
quyen va ben dupe uy quyen Ben uy quyen la chii the can phai thiie hien viec xac lap, thiic Men cac giao dich ve BDS, nhUng vi ly do nao dd ma hp khdng thiie hien ma uy quyen eho ngUdi khae thUe hien thay Ben dupe iiy quyen la ehu the
cd kha nang xac lap, thuc bien giao dich BDS ma ben iiy quyen dang c^n Hai ehu the nay thd'ng nha't dUdc vdi nhau eac ndi dung de ben dupc iiy quyen tien hanh xac lap, thiic hien giao dich BDS thay cho ben uy quyen Tii day phat sinh quan he iiy quyen giiia ben uy quyen va ben dUdc uy quyen Cd the xem day la quan be ben trong, mang tinh ndi bd giiia ben iiy quyen va ben dUde uy quyen
Hai la, quan he giiia ben uy quyen va
ngudi thii ba Ben uy quyen se khdng xae lap, giao dich, thiic hien true tiep vdi ben thU ba ma thdng qua ben dUpc iiy quyen Ben dUdc uy quyen la chu the triic tie'p xac lap, thiic hien giao dich BDS vdi ben thU ba nhung lai khdng nhan danh ehinh
hp ma nhan danh eho ben uy quyen Do vay khdng phat sinh quan he gifla ben
Trang 3dupe uy quyen va ben thii ba ma nd lam
phat sinh quan he phap luat giao dich
BDS giiia ben uy quyen va ben thii ba
Cac quyen va nghia vu dupc ben dupe uy
quy^n xac lap vdi ben thil ba la quyen va
nghia vu eiia ben iiy quy^n Quan he nay
ta cd the goi la quan he ben ngoai, md'i
quan hd gian tie'p giiia ben uy quyen v6i
chii the xae lap, thiic hien giao dich BDS
Tha hai, bin dUdc uy quyen di xac
l$p, thuc hien giao dich BDS vdi bin tha
ba la nhan danh bin uy quyin aha
khdng phai nhan danh chinh hg
Ben dupc uy quyen phai gidi thieu tU
each phap ly cua minh, can eii chUng
minh tU each eiia minh vdi ben thii ba
de ben nay hi^u dupe hai va'n de can
thie't trUdc khi xae lap, thiic hien giao
dich BDS: (i) ai la ngUdi trao doi lpi leh
hay chiu trach nhiem ve hau qua ciia
giao dich dd'i vdi hp (quyen va nghia vu
phat sinh trong giao dieh BDS vdi hp la
ai), (ii) tham quyen cua ben dUpc uy
quy^n den dau HDUQ la bang chUng
cua quan he uy quyen, ben dUde uy
quyen phai cung ca'p cho ben thU ba
nhfing bang chiing ehUng minh tU each
cua minh trUde khi xac lap, thiic hien
giao dich
Tha ba, muc dich ciia ben dUdc uy
quyen de xac lap, thUc hiin giao dich
BDS vdi ben tha ba la vi ldi ich cua ben
liy quyen
Quyen va nghia vu trong quan he vdi
ben thU ba la quyIn va nghia vu cua ben
uy quyen Trong xa hdi phat trie'n ngay
nay cd mdt sd' cdng viee dae thii viee iiy
quyen thiie hien cdng viec de hudng thii
lao tu edng vide dd thi viec xae lap quan
he vdi ben thil ba edn vi ldi ich cua chinh
ben dupe iiy quyen Vi du, A cd nhu can mua mpt ngdi nha nhUng khdng cd thdi gian di thiic hien cae thu tue theo quy dinh phap luat, B la ngUdi mdi gidi va la ngUdi chuyen thuc hien eac thii tue hanh chinh ve nha da't cho khach hang A uy quyen cho B de thUc hien eac thii tuc mua nha cho A va A tra B mdt khoan thii lao Nbu vay, viec B xac lap giao dieh mua nha va thiic hien cac thii tue dang ky bien ddng de sang ten ehu sii dung, sd hUu tai ed quan nha nUdc cd tham quyen thi ldi ich tU vide nay la A dupc hudng, A mua dUde nha, A dUng ten tren giay chiing nhan quyen sd dung da't Tuy nhien, ngoai viee thUe hien edng viec
de dat dupe ldi ich cho A thi B thiic hien edng viec nay ciing hudng de'n ldi ich la khoan thu lao eiia minh
Tha tu, cdng viec dUdc uy quyen la xac l$p, thUc hiin giao dich BDS
Hpp ddng uy quyen nham xac lap, thUc hien giao dieh BDS ed dd'i tupng la thuc hien cac hanh vi thay eho ben iiy quyen nham tie'n hanh giao ke't giao dich BDS hoac thUe hien cac quyIn va nghia
vu phat sinh ttf giao dich BDS Ddi tUdng cua HDUQ de xae lap, thiic hien giao dich BDS la cae edng viee lien quan de'n xac lap giao dich BDS va/hoac thiic hien giao dich BDS cho ben uy quyen Ben dupc uy quyen (ngUdi dai dien) khdng nha't thie't phai vUa "xac lap" va vUa
"thiic hien giao dich dan su", cd the chi can mdt trong hai edng viec nay ma thdi, dieu nay phu thudc vao pham vi dai dien'"
'" D6 Van Dai (2017), Luat hpp dong Viet Nam - Ban
an va binh luan ban an, tSip 1, Nxb Hong Ddc, tr, 270
Trang 42 Mot so bat cap trong quy dinh va
ap dung phap luat ve Htfp dong uy
quyen xac lap, thrfc Men giao dich bat
dong san
Ve quy dinh phap luat: Theo quy dinh
tai Dieu 569 BLDS nam 2015, khi ddn
phUPng cha'm dUt hpp dong cac ben phai
bao trUdc eho ben edn lai Tuy nhien,
hinh thUc bao trUdc la gi hien nay ehua
cd van ban quy pham phap luat nao ed
gia tri phap ly dieu cbinh hay hudng dan
ve van de nay, dan de'n cd nhieu quan
Theo quy dinh cua phap luat, khi cac ben lam thu tuc chuyen nhUdng quyen sii dung dat, quyen sd hUu nha d ne'u eac ben chuyen nhUdng khdng thudc dd'i tupng dupe miln thue thu nhap ca nhan thi phai nop thue thu nhap tU chuyen quyen sii dung nha, da't la 2% va ngUdi nhan chuyen chuyen phai nop le phi trudc ba la 0,5% gia tri ciia nha, daV2> Nhu vay, ehi phi phai nop eho ngan sach nha nude ty le thuan vdi gia tri cua tai san chuyen nhUdng va tUdng Ung tU diem khac nhau ddi vdi ndi dung nay Ro hang trieu dd'n hang chue tridu ddng rang la vi phap luat khdng bude phai
tuan theo binh thUe bao trUde nao, nen
viec bao trUdc nay cd the thiic hien bang
mpi hinh thUc khae nhau, ed the la ldi
ndi, eung cd the la van ban, tham chi la
gap true tidp thi vin cd gia tri phap ly
Tuy nhien, ciing khdng ngoai le viee dua
de'n quan diem eho rang viec bao trUdc
nay khi thUc hien bftng van ban thi mdi
ed gia tri, bdi le ne'u bang hinh thUe ldi
ndi thi khdng the ehUng minh la cd hay
khdng viee bao trUdc dd, do vay phai
bang hinh thiic van ban mdi cd gia tri
Dieu nay, tao sii khdng thd'ng nhat trong
each hieu va each ap dung tren tbiic te'
Ve ap dung phap luat: Theo Thdng tu
so' 257/2016/TT-BTC ngay 11/11/2016
cua Bd Tai ehinb quy dinh ve hudng dan
ve miic thu, che dp thu, nop, quan ly va
sif dung phi edng chUng thi phi cdng
chiing HDUQ chi cd 40.000 dong/trudng
hdp trong khi phi cdng chUng hpp ddng
chuyen nhUdng la 0,1% gia tri tai san va
td'i da la 70.000.000 dong NbU vay, ngay
t^ khau lam thii tuc cdng ehUng, neu lap
HDUQ thay cho HDCN, eac ben da giam
dupc mpt khoan chi phi dang k^
Chinh vi vay, nhiing ngUdi lam nghe kinh doanh nha da't thudng tim each laeh luat, trd'n thue' bang each hai ben khdng lap hpp dong mua ban theo quy dinh ma thoa thuan lap HDUQ Trong
dd, ben ban (the hien trong hdp dong la ben uy quyen) iiy quyen cho ben mua (the hidn trong hpp dong la ben dUde uy quyen) dUpe hudng mpi quyen lpi hdp phap eua chii sd hUu BDS theo quy dinh cua phap luat trong dd ed ca quyen chie'm hUu, st( dung, dinh doat BDS HDUQ nay se giiip cae ben chuyen giao
"quyen sd hiiu" tU ben uy quyen (thiie cha't la ben ban) sang ben dupc uy quyen (thUe cha't la ben mua)
Ngoai ra, cdn mdt so'ly do khac khie'n hai ben mud'n thiic bien cac boat dpng thue, ban, tang cho BDS nhUng chUa the giao ke't cac hdp dong diing vdi ban cha't ma hai ben mong mud'n nen da ldi dung quy dinh ve uy quyen de thUc hien muc dich ciia minh Dd la nhiing trudng hpp sau:
Nhiing trUdng hpp hi han che giao
'^' Khoan 1, Dieu 7, Nghi dinh so
45/2011/ND-CP-NHAN LUC KHOA HOC XAHdl
Trang 5dieh lidn quan de'n nha d xa hdi^^' Trong
thiie te thi cae ddi tupng dupe mua, dupe
thue, thue mua nha d xa hpi cd nhu cau
ban nha khdng bao gid cha'p nhan thiet
thdi va hp da lach luat bang each sii dung
HDUQ de mua ban hay cho thue nha d
- Chii sd hiiu nha ehung eU mud'n ban
nha nhUng chUa dUdc Nha nude ca'p gia'y
ehUng nhan quyen sd hiiu nha Do trong
thiic te, thdi gian tu! liic nhan ban giao
nha eho dd'n khi dupe gia'y chiing nhan
quy^n sd hiiu nha d thudng phai tii vai
nam Bdi phai sau ngay ban giao nha cho
ngUdi mua mdt thdi gian, chii dau tU mdi
quyet toan, hoan edng edng trinh va liic do
mdi dii dieu kien de de nghi cd quan nha
nUdc cd tham quyen ca'p gia'y chUng nhan
quyen sd hiiu nha d eho ngudi mua*^* Theo
quy dinh tai Diem a, Khoan 1 Dieu 118
Luat Nha d nam 2014 thi mdt trong cae
dieu kien de nha d tham gia vao giao dieh
dupe la phai cd gia'y chiing nhan quyen sd
hiiu ddi vdi nha d theo quy dinh ciia phap
luat, trii cae trUdng hdp ngoai le Trong
thdi gian nay, ne'u muon chuyen nhUdng
thi hai ben khdng the lap hdp dong mua
ban nha vi khdng the cdng chiing dupe (do
can nha dd ehUa dupe ca'p gia'y ehUng
nhan quyen sd hiiu nha d) va hp danh tim
phUdng an lap HDUQ
Chinh vi eac ly do tren, hien nay da
xua't hien nhieu trudng hdp sii dung
HDUQ de che gia'u quan he chuyen
nhupng BDS TrUde tinh hinh nay, mdt sd'
ed quan ehUe nang da khan trUdng vao
eudc Cdng van sd' 1097/TCT-TNCN ngay
6/4/2010 ciia Tdng Cue The ve thue thu
nhap ca nhan doi vdi uy quyen giao dich
BDS la van ban dau tien de cap ve va'n de
nay Theo Cdng van nay thi Tong Cue
thue' cho phep ben uy quyen cho phep ben dupe uy quyen dupe thUe hien quyen "ndm giii tai san", "quan ly tai san" va "chuyen quyen sd hiiu tai san" ma khdng yeu c^u ben dupe uy quyen giao lai cho ben uy quyen tai san da nhan hoac nhUng lpi ich thu dupe trong khi thuc hien uy quyen Cd ngbia: Ben uy quyen thuc chat da chuyen quyen sd hiiu tai san ciia minh cho Ben dupe uy quyen hoac tU bd quyen sd hiiu tai san cua minh va Ben dupe uy quyen da cd day du quyen sd hiiu tai san nen Ben dupe
uy quyen eung phai ke khai, nop thue TNCN khi chuyen giao tai san cho ngudi thii ba De minh ehUng eho quan diem viia neu, Cdng van nay da can cU vao cae dieu luat lien quan ve chie'm hiiu, sii dung va dinh doat trong BLDS nam 2005 Khdng cung quan diem nay, Cdng van sd' 227/BXD-QLN ngay 18/2/2011 cua Bp Xay diing tra ldi Cdng van sd 1183/BTC-TCT ciia Bp Tai chinh ve thue' thu nhap ca nban trong chuyen nhUdng BDS Theo
'•" Khoan 3, Khoan 4, Dieu 62, Luat Nha d nam 2014
quy dinh:
"3 Ben thue, thue mua nha d xa hpi khong dupc ban, cho thue lai, cho mUpn nha d trong thai gian thue, thue mua; neu ben thue, thue mua khong con nhu ciu thue, thue mua nha & tbi chain ddt hpp dong va phai tra lai nha d nay
4 Ben thue mua, ben mua nha 6 xa hoi khong dupc ban lai nha d trong thdi ban toi thieu la 05 nam ke tQ thai diem thanh toan het tien thue mua, tien mua nha 6; trudng hpp trong thdi han 05 nam, ke tQ ngay ben mua, ben thue mua da thanh toan hit tien mua, thue mua nha d ma co nhu cAu han nha d nay thi chi diiac ban lai cho dan vi quan ly nha a xa hpi do hoac ban cho doi tupng thuoc dien duac mua nha 3 xa hpi ne'u dan vi nay khong m ua vdi gia ban toi da hing gia ban nha d xa hpi cung loai tai cimg dia diem, thdi diem ban va khong phii nop thue thu nhap ca nhan."
"^ Ma Thi T h a n h Hieu (2011), Hpp dong uy quyen
trong giao dich do'i vdi nha a chung cil, Luan van thac
sT, Khoa Luat - Dai hoc Quoc gia Ha Noi, tr 57
Trang 6q u a n diem cua Bd Xay diing trong Cdng
v a n n a y t h i h o a n t o a n khdng cd cO sd p h a p
ly de t h u t h u e t h u n h a p ca n h a n ciing nhU
t h u le phi trUde ba eua ngudi uy quyen va
ngUdi dupe iiy quyen chuydn nhupng BDS
Q u a n diem eiia Bp Xay diing da kbdng
dupc Bd Tai cbinh tie'p t h u t a i Thdng t u
111/2013/TT-BTC ngay 15/08/2013 cua Bd
Tai chinh hudng d i n thiie hien L u a t Tbue'
t h u n h a p ea n h a n Theo quy dinh tai
Thdng t u 111/2013/TT-BTC thi thu nhap
ta viec liy quyen quan ly BDS ma ngUdi
dUdc uy quyen co quyen chuyen nhUdng
BDS hoac co quyen nhU ngudi sd hUu
BDS theo quy dinh cda phap luat^^^ thudc
dd'i t u p n g chiu thue' t h u n h a p ca nhan Tae
gia cd mdt sd' y kie'n n h u sau ve quy dinh
t i n h thue' t h u n h a p ea n h a n do'i vdi viee uy
quyen giao dieh BDS eiia Bp Tai cbinh:
- Ddi t u p n g ma HDUQ hudng tdi la eac
cdng viec ma ben dupc uy quyen thiic hien
n b a n d a n h va vi lpi ich eiia ben uy quyen,
ebii khdng p h a i la eac ''quyen" thupc
quyd'n sd hUu'^' Chinh vi vay, q u a n diem
eho r a n g HDUQ la viec trao eho ben dupe
uy quyen cac "quyen sd hiiu" cua ben uy
quyen ddi vdi t a i s a n la khdng p h u hpp vdi
quy dinh hien h a n h ciia p h a p luat ve dai
dien ndi c h u n g va HDUQ ndi rieng Viee
lap l u a n rang, giao ke't HDUQ ed the d i n
den mdt trong h a i h a u qua p h a p ly: (i)
chuyen quyen sd hUu t a i s a n tii ben iiy
quyen s a n g b e n dUde iiy quyen hoac (ii)
ben uy quyen tU bd quyen sd hiiu tai san
khdng cd sUc t b u y e t phuc Xet ve" b a n cha't
p h a p ly, H D U Q khdng p h a i la trong cae
can cU xae lap quyen sd hUu dUpc quy dinh
t a i Dieu 221 BLDS n a m 2015 trong khi
BDS la t a i s a n p h a i d a n g ky quyen sd
hUu, n e n tii thoi diem chuyen quyen sd
Q NHAN LUC KHOA HOC XA HH
hUu (ne'u cd p h a i la thdi diem d a n g ky quyen sd hUu ehU k h d n g p h a i la thdi d i e m eac ben giao ke't HDUQ)
- Ndi d u n g cdng viec m a b e n dUde iiy quyen thiic hien n h a n d a n h , t h a y m a t va
vi lpi ich cua b e n u y q u y e n k h d n g t h e a n h hudng dd'n b a n c h a t p h a p ly cua H D U Q
dd Ve" b a n cha't p h a p ly, toan bd cdng viec
ma ben uy quye"n giao cho b e n dUde uy quyen thUe bien t h a y c h i n h la p h a m vi uy quyen va ben u y quyen cd t h e "uy q u y e n " ba't ki cdng viec gi thudc p h a m vi t h a m quyen eua m i n h midn la cdng viee dd khdng vi p h a m dieu ca'm eiia p h a p l u a t hoac khdng t h e thiic hien t h d n g q u a ngUdi dai dien do thudc t i n h tii n h i e n eua nd Chiing t a khdng t h e cho r a n g ne'u iiy quyen nhUng cdng viec cd lien q u a n tdi viec thiic hien quyen sd hiiu t a i s a n t h i
b a n cha't p b a p ly cua H D U Q se t h a y doi Tren nguyen tac, cae b e n t h a m gia giao ket hdp ddng ed quyen tii do, tU n g u y e n cam ke't, thoa t h u a n t r o n g k h u d n k h o eua
p h a p luat n e n eac b e n khdng nha't thie't phai liet ke day dii quyen, n g h i a v u cua cac ben da dupc p h a p l u a t quy d i n h do day
la nhUng quyen, n g h i a vu d u k h d n g dUdc thoa t h u a n nhUng cae b e n ciing p h a i thiic hien Mdt trong cac quyen va n g h i a cu dd
la viee ben uy quyen p h a i giao lai t a i s a n , lpi ich t h u dupe tU viec thiic hien edng viee
uy quye"n
- Cdng chiing vd'n di da la m d t t r o n g nhUng edng cu hUu hieu cua n h a nUdc
n h a m q u a n ly cae giao dich q u a n trpng, bao gdm ca mdt so giao dich t r o n g l i n h viic
'"* Diem e, Khoan 5, Dieu 2, Thong t u Hl/2013/Tr-BTC
"" Tuan Dao Thanh (2011), "Vai tro cua hop d6ng uy
quyen doi vdi giao dich c6 hen quan tdi bat dong san",
Tap chi NgheiuM,s6 03, tr.SQ
Trang 7BDS Dieu nay cd nghia la khi cac ben da
co'tinh ehe giaii muc dich giao dich that sii
bang mpt ban HDUQ, ed quan nha nU6e cd
tham quyen dUdng nhien cdng nhan gia
tri phap ly cua HDUQ dd trong mgi trudng
hpp nd'u dUdng sii khdng chiing minh dupe
edng ehUng vi da vi pham phap luat khi
edng chiing ban HDUQ dd Khi cac ben
tham gia giao ket HDUQ gia mao nhlm
che gia'u mot giao dich khac, cd quan tai
phan se phan xxi quyen, nghia vu eua mdi
ben diia tren ndi dung cua chinh ban
HDUQ da dUdc cdng chiing va cac quy
dinh cua phap luat Khi nhan thiic dupc
quyen va ldi ich cua ban than cd the bi
xam hai ne'u nhu khdng giao ke't hpp dong
nham chuydn tai chinh xac ban chat cua
giao dich that sii, y thiie tdn trpng phap
luat eua cac ben tham gia giao ke't hdp
dong se dupc nang eao len mpt bUdc dang
ke tinh trang s^ dung HDUQ nham che
giau mdt giao dich khae se giam di Day la
mpt bien phap viia phii hdp vdi cac quy
dinh ed hen quan eiia phap luat vUa tranh
dUde tinh trang ap dung phap luat theo
ki^u suy doan d^y cam tinh
Tii eac lap luan tren, tac gia cho rang
quy dinh v4 tinh thue thu nhap ca nhan
ddi vdi uy quyen BDS cua Bd Tai ehinh tai
Thdng tu 111/2013/TT-BTC la khdng phu
hdp vdi quy dinh ve" ve uy quye'n trong
BLDS nam 2015, gay phUdng hai de'n
quyen va ldi ich hdp phap eua chu sd hiiu
BDS - ben iiy quyen
Viec lap hdp ddng chuyen nhUdng BDS
dudi vd bpe HDUQ cd the dupe xem la hpp
dong gia tao Theo do, hdp dong gia tao
khi nay dUdc lap ra nhUng khdng phan
anh diing ban cha't eiia quan he dieh thiic
giiia cac ben, nham che day giao dich
khae, hay mdt hanh vi trai phap luat^'^ Ndi each khac, viec the hien ra y chi ben ngoai khac vdi y chi ndi tam va ke't qua thiic hien cua eac ben tham gia*^\ Lien quan den viee chuyen nhupng BDS bang each lap HDUQ d§ ehe gia'u viec chuyen nhUdng thi hai ben phai dd'i mat vdi kha nhieu rui ro, chang ban nhU:
- Khi lap HDUQ thi ve eP ban la quyen
sd hiiu BDS van thudc ve ben uy quyen (ban cha't la ben ban), khdng thupc vd' ben dupe iiy quyen (ma ban chat la ben mua BDS) Theo quy dinh eua phap luat thi ben dUdc uy quyen chi la ben dai dien tbiic hien thay, tat ca quyen ve tai san do van
la cua ben iiy quyen Ne'u ben uy quy^n np
to chlic, ca nhan nao dd thi chii np cd quyen yeu c^u phong tda, phat mai cac tai san ciia ben iiy quyen, trong dd cd ca tai san da chuyen nhUdng theo HDUQ
- Trong trudng hai ben khdng lap hpp dong chuyen nhUdng song song vdi lap HDUQ, khi gia nha da't tang hdn nhieu so vdi thdi diem ban, bdn ban (trong hpp dong ghi la ben iiy quyen) cd tbe la'y lai tai san de ban cbo ngUdi khac bang each tuyen bd' ddn phUdng cha'm dUt thiie hien HDUQ, bdi tai BLDS nam 2015 cho phep ben uy quyen ed quyen ddn phupng cha'm dUt viee thiic hien HDUQ ba't eU liic nao Trong trUdng hdp nay, ben mua phai tra lai BDS cho ben ban va ben ban tra lai tien cho ben mua, ne'u ben mua khdng chUng minh dUpc da tra tien eho ben ban thi cdn the khdng ddi dUde tien va ma't trang tai san da mua
'''' Le Minh Hung (2015), Hieu lUc cua hpp dong, Nxb
Hong Dflc, tr 73
'^' Hoang The Lien (1996), Binh luan Bp luat Dan sp
Viet Nam, tap 1, Nxb Chinh t r i quoc gia, tr 280
NHAN LUC KHOA HOC XA Hdi Q
Trang 8- R u i ro ed t h e xay r a ne'u mdt t r o n g
h a i b e n bi che't h o a c b e n dupe uy quyd"n
bi Tda a n t u y e n bd' ma't lUc n a n g lUc
h a n h vi d a n su, bi b a n ehe n a n g liie
h a n h vi d a n sU Khi n a y H D U Q se bi
cha'm dUt Ne'u b e n dupc uy quyen chet
t h i t a i s a n k i a se t r d lai thupc ve b e n uy
q u y e n , ngUdi t h i i a k e eua b e n dUpc iiy
q u y ^ n k b d n g dupe t h i i a ke' quyen c u a
ngUdi dupc uy quyd'n, cdn n e u bdn uy
q u y e n chet t h i t a i s a n se thudc ve n h i i n g
n g u d i thUa k e eua b e n u y quyen'^'
T r a n h cha'p H D U Q dai dien la mdt
d a n g q u a n h e t r a n h chap didn r a k h a pho
bid'n hien nay Qua nghien cUu mpt so' vu
viee t r e n thiie t i i n , q u a n he HDUQ cd mpt
so dae diem c h u n g la n h a m ehe gia'u
nhiing q u a n h e k h a c n h u q u a n be vay t a i
san, m u a ban, t h e cha'p BDS Mot ben ehu
t h e eiia H D U Q la b e n cd quyen sxt d u n g
da't h a y quyen sd hiiu nha, cae tai san gan
lien t r e n da't d a n g ed n h u eau vay mpt sd'
tien nhd m a khdng p h a i b a n h a y chuyen
nhUdng t a i s a n ma m i n h d a n g sd hUu'^"*
Viee mUdn H D U Q de t h a y t h e cae q u a n he
hpp dong k h a c xua't p h a t tU nhUng h a n
che giao dich d a n sU dupe quy dinh trong
linh vUc n h a , da't Qua thdi gian, p h a p
l u a t ve n h a da't da cd n h i e u t h a y doi n h a m
t a o dieu kien cho ben cd quyen s^ d u n g
da't va quyd"n sd hiiu n h a thiic hien day du
cac quyen eua minh, t u y n h i e n kie'n thUe
p h a p l u a t ciia mot bd p h a n ngudi d a n cdn
b a n chd' da tao ed hpi eho mot so' dd'i t u p n g
lpi d u n g ke hd ciia p h a p luat va lpi d u n g
ngudi thie'u hieu biet, nhe da, ea tin de
thiie hien nhiing h a n h vi chie'm doat t a i
s a n eua ngudi khac Ngudi bi ldi d u n g lam
vao h o a n c a n h dd, cbi edn biet cau eUu vao
sii p h a n xet eua cdng ly, xem Tda a n nhU
I Q NHAN LUC KHOA HOC XA HH
la Cliu c a n h de g i a n h lai n h i i n g q u y e n , ldi hpp p h a p bi x a m h a i T u y n h i e n , dii Tda
a n ed cdng t a m , k h a c h q u a n , ciing k h d c6
t h e g i a n h lay sii cong b a n g cho ngUdi bi
x a m b a i vi n h i e u K do, t r o n g dd cd ly do pho bien la ngUdi bi x a m h a i diang cac t h u doan d a t hp vao t i n h hud'ng p h a p ly ba't ldi
va khdng cd t a i lieu, chiing cii chiing minh Mdt t r o n g nhUng t h u d o a n dd l a l a p
r a H D U Q xac lap, giao dieh B D S Qua ngbien cUu nhUng quy d i n h ve" HDUQ, tae gia n h a n tha'y h e thd'ng p h a p
l u a t cua nUde t a v&n cdn m d t so' b a n ehe, ba't cap sau:
- Cac quy d i n h eua p h a p l u a t ve H D U Q khdng gidi b a n p h a m vi uy q u y e n , d a n de'n vide mpt so' ngUdi d a n l a m d u n g , t u y t i e n
de laeh l u a t de "ban quyen" T r a o cho b e n dupe iiy quyen cd day d u eac q u y e n m a diing r a cbi ngUPi e h u scf hiiu t a i s a n , c h u
sii d u n g da't mdi cd
- T h u tuc h a n h c h i n h t r o n g cac quy dinh ciia p h a p l u a t lien q u a n dd'n l i n h viic
d a n g ky quye'n sxi d u n g da't, q u y e n sd hiiu
n h a d v a n cdn rUdm r a , phUc t a p l a m cho ngUdi sLt d u n g da't, chu sd hUu n h a d khd
'•^' Vi du vu viec: "vc* chong chi Hong Hanh, d phudng Bach Dang, quan Hai Ba TrUng cung mua can hp vdi dang uy quyen tUOng tU NhUng den ngay co gi£y chiing nhan quyin sd hUu, theo thoa thuan, chu can hpphaira cong chdng huy hpp dong uy quyen de lam thd tuc sang ten cho va chong chi thi ngudi ddng ten hpp dong lai bi dot quy Cau chuyen trd nen roi nhii canh he khi cac con cua ngudi chu sd hUu can hp nay cai nhau, tranh chS'p quyen thUa ke Vi vay, ho khong ddng ra lam giay td cho vp chong cbf (Nguon: Ngoc
Bao, "Hop dong uy quyin; Chi ngudi m u a chiu thifel^', http://anninhthudo.vn/ldnh-doanh/hop-dong-uy-quyen-chi-nguoi-mua-chiu-thie1^453520.antd, truy cap ngay 12/12/2018.)
'^°' Pham Hoang Lam (2017), "Kinh nghiem Id^m s a t viec giai quyet vu an dan sU vg hdp dong uy quye'n
giao tai san", Tap chi Kiim sat, so 1, tr 48
Trang 9thiic hien cdng vide dang ky quyen sxi
dung nha, dat cua minh Quy dinh v^ dieu
kidn chuyen nhupng quyen sxi dung da't,
mua ban nha cdn thieii thiic te Phap luat
quy dinh mot trong nhiing dieu kien de
dUde chuyen nhUdng nha, da't la phai cd
giay chiing nhan quyen sd hiiu nha, gia'y
chiing nhan quyen svf dung da't trong khi
thu tuc de dupe ca'p cae loai giay nay edn
khd khan, phiic tap, thu tuc phien ha va
mai: nhi^u thdi gian Nhieu khi khdng
phai la ldi cua ngUdi dan ma thUc ra cd
phan ldi tii Nha nU6e Chang ban, nha
chung eU da mua va dUa vao sxi dung tU
rai; lau nhUng van ehUa hoan thien thu
tue de xin ea'p gia'y ehiing nhan quyen sd
hiiu nha dUde^^^' Trong kbi thiie te', de
phuc vu cdng viee kinh doanh hoac nhu
eau cude sdiig cd nhieu tUdng hdp cae ben
phai chuyen nhupng nha, dat cho nhau
trong mdt thdi gian ngan ma khdng the
dpi Nha nUde cap giay ehiing nhan quyen
sd hiiu nha, gia'y chUng nhan quyen sif
dung da't da't cho ho dupc Va'n de nay dan
den he qua ngUdi dan phai chpn phUdng
an lap HDUQ de che da'u viec thiie hien
cae giao dich, dieu nay khdng chi gay nguy
hiem eho eac chu the tham gia ma cdn gay
tha't thoat ngan sach nha nUdc
- Quy dinh ciia Bd Tai chinh ve each
thu thue thu nhap ea nhan doi vdi trUPng
hdp uy quyen giao dich BDS khdng phu
hpp vdi tinh th^n cua BLDS ve HDUQ,
anh hudng nghiem trpng de'n quyen lpi
cua nhtog chu the vi ly do khach quan
thiie sii khdng the tnie tiep xae lap, thiic
hien giao dich BDS ma phai thdng qua
ngUdi dupc uy quyen
3 Mot so kien nghi h o a n t h i e n
De khac phuc nhiing ban che, ba't cap
lien quan den HDUQ xae lap, thiic hien giao dich BDS nhu da phan tich d tren Theo tae gia, can phai thiic hien mdt so' giai phap sau:
Thu nhi't, ddi vdi thdi gian bao trUdc,
hien BLDS nam 2015 phan thanh hai trudng hpp Theo dd, Did'u 569 BLDS nam
2015 thi (i) "trudng hdp iiy quyen cd thu lao, ben uy quyen cd quyen ddn phuPng cham dUt thiie hien hpp dong bat eii luc nao " (ii) "trUdng hpp uy quyen khdng ed thil lao, ben dUdc iiy quyen cd quyen ddn phUdng cha'm dUt thiie hien hpp dong ba't
eU liie nao, nhung phai bao trUde cho ben
uy quyen biet mpt thdi gian hpp ly; ne'u uy quyen ed thii lao thi ben dUpc iiy quyen cd quyen ddn phUPng eham dUt thiie hien hpp dong ba't eU liie nao va phai boi thudng thiet hai cho ben iiy quyen, ne'u ed" Cd quan diem eho rang, "can phai xac dinh cu the thdi gian bao trUdc dd'i vdi trUdng hdp iiy quyen khdng ed thii lao thi ben iiy quyen, ben dupe uy quyen cd quyen ddn phUdng cha'm dUt HDUQ, nhUng phai bao cho ben cdn lai biet trudc it nha't 5 ngay"*^^' Tae gia quan ngai rang viee a'n dinh ra mdt khoang thdi gian nha't dinh de thUc hien quyen ddn phUdng cha'm dUt HDUQ se khd phii hdp mpi tinh hud'ng didn ra trong ddi sd'ng dan sii, nhieu khi ben liy quyen can cha'm dUt ngay viec uy quyen de dam bao ldi ich eiia minh ma phai bao trUdc it nha't 5 ngay thi e la thiet hai da xay ra
" " Ma Thi Thanh Hieu (2011), Hpp dong uy quyen
trong giao dich doi vdi nha d chung cU, L u a n van t h a c
si, Khoa Luat - Dai hoc Quoc gia Ha Noi, tr 78
"^' T u a n Dao Thanh (2011), "Vai tro cua hdp dong iiy
q u y i n doi vdi giao dich co Hen quan tdi bat dong san",
Tap chi Nghe luat, so 03, tr 39
Trang 10va'n de d day la "thdi gian hdp ly" la
nhu the nao Do dd, dd' cd nguyen tic xac
dinh tinh hpp ly trong thdi gian bao trUdc
khi ddn phUdng cha'm dUt HDUQ, theo tae
gia e^n danh gia toan dien dien bie'n cua
sii viec, quan trpng nha't la dd phai la
khoang tbdi ma bdn dUdc iiy quyen cd the
kip thdi ngUng cdng viec da dam nhan
(bang ta't ca sii eo gang eua ben dUde uy
quyen de cd the ngUng thiic bien) Mac du
tinh hpp ly kha mP ho, nhUng lai c^n
thidt, bdi eudc sd'ng thUe tidn vdi ra't nbieu
sU kien khac nhau, khdng nen a'n dinh
mdt khung thdi gian nha't dinh nao, nd
can ed thien chi, hpp tac ciia cae ben Tuy
nhien, ciing gdp phan lam ro va'n de nay,
thi nganh Tda an cd th^ thdng qua cae an
le eiia minh de hudng dan cho cac tda an
ap dung phap luat dupc thd'ng nhat, gdp
pb^n dam bao quyen ldi cbo cac ben
Tha hai, nham ban che tinb trang
ngudi dan sii dung HDUQ de ehe gia'u viee
chuydn nhUdng BDS Theo tae gia, khdng
nha't thie't trong mpi trudng hpp phai ed
gia'y chiing nhan hpp phap mdi dUde dUa
BDS vao giao dich, ma cd the la cac gia'y td
hdp pbap khac chiing minh ngUOi chuyen
chuyen nhUdng ed quyen sif dung hpp
phap thrta da't do Tuy nbien, de quy dinh
nay di vao eudc sd'ng, can cd nhiing nghien
cUu khac nham xem xet lai toan dien, ben
canh cac loai giay chUng nhan dUdc ed
quan nha nUde cd tham quy4n cap, thi td"
ebUe, ca nhan cdn ed the ed nhUng cp sd
nao chiing minh quyen stf dung hdp phap
thiia da't, hay BDS nha't dinh nao dd Viee
cho phep eac chu sif dung dat, ehu sd hUu
nha d dupe quyen chuydn nhupng nha, da't
khi chUa dupe ca'p gia'y chUng nhan nhung
cd gia'y td hpp phap khac chiing minh chu
Q NHAN LUC KHOA HOC XA HM
the dd la chu sit dung, ehu sd hiiu vd" mat thUe te va ed quyen dinh doat can nha hay th^a dat dd cbinh la gdp pbltn tao did"u kien thuan ldi cho ngUdi dan thUc hien quyen chuyen nhUdng nha, da't eua minh, bao ve quyen ldi cua ngUdi dan, thiic day thi trudng BDS phat trien Trong thiic te, vide can nha hoac thufa da't cham hoac ra't khd d^ dupc ca'p gia'y chUng nhan ddi khi mdt phan ldi eua nha nUdc, bdi thu tuc con phien ha, phUe tap, thdi gian giai quye't keo dai Viee ngUdi dan phai ddi ehd ra't lau mdi ed dUpc gia'y chUng nhan mdi ed the tham gia vao cac giao dich lam cho hp
bi 13 di CP hpi kinh doanh, thiet hai v^ mat kinh te Day ciing la mdt trong nhiing ly
do de cae ehu th^ eiic chang da phai sxi
dung HDUQ de chuydn nhupng tai san Ne'u nguyen nhan nay dupc khac phuc thi day cung la mpt trong nhiing giai phap gdp phan giam thieu phat sinh so' lUdng cae HDUQ vd'n tiem an nbieu rui ro
Tha ba, day manh viec eai each thii tue
hanh cbinh trong vide cap gia'y chUng
nhan quyen sxi dung dat, sd hiiu nha d
Nham tao dieu kien thuan lpi cho ngUdi dan trong viec thiic hien eac quyen eua
ngUPi sii dung da't, Nha nude e^n tid'p tuc
d^y manh cdng tac cai each thu tuc hanh chinh, ddn gian hda thu tuc hanh chinh, khuyen khich va tao dieu kien cho ngUdi dan dang ky quyen sit dung da't, quyen sd hiiu nha d, thiic hien quyen ehuyen nhupng tai san la nha, da't Nhu vay cd th^
ban ehe cac trudng hpp ngudi dan svt dung
HDUQ de che day giao dieh BDS vi ly do BDS khdng the dUa vao giao dich do chUa
du dieu kien theo quy dinh cua phap luat
Tha tu, tang eUdng tuyen truyd'n pho
bid'n giao due phap luat Tuyen truyen phd