LUẬN VĂN

Quy nh php lut v Hp ng mua bn cn h chung c ti Vit Nam
LI M U
--- & --1. L do chn ti
Nh lun l nhu cu ca mi ngi dn, n khng ch l ch ra ch vo, che
ma tr nng m trong iu kin t nc cng pht trin i ln, x hi cng tin b,
i sng ngi dn cng nng cao c v vt cht v tinh thn th yu cu v nh
khang trang, tin nghi, thun tin trong sinh hot hng ngy ca ngi dn khng
ngng tng ln. Ti cc th, thnh ph ln nh H Ni, Nng, Thnh ph H
Ch Minh tc pht trin kinh t trong nhng nm gn y khng ngng tng trng
vt bc, l u tu kinh t ca khu vc v t nc. S pht trin ca cc th ko
theo l s lng dn nhp c tm n khng ngng tng nhanh. Tnh trng dn s
tng qu nhanh ti cc th, thnh ph ln vt qu kh nng p ng v nh
ring l ti nhng ni ny. Chnh v th, cn h chung c mt loi hnh nh ra i,
y l s chn la ti u trong tnh trng dn s ng, qu t xy dng nh hn
ch, i b phn ngi dn lao ng khng kh nng ti chnh mua nh ring l
vi gi cao, t . Cn h chung c p ng phn no mong i v nhu cu nh
v nhng yu cu t ra i vi nh ca ngi dn
s hu c mt cn h chung c, mi c nhn, h gia nh c nhiu phng
thc to lp hp php khc nhau: thc hin giao dch mua bn cn h chung c, c
tng cho cn h chung c hoc c tha k. Trn thc t, vic to lp cn h chung
c bng giao dch mua bn cn h chung c t cc d n nh l ph bin, thng
xuyn nht. Cn h chung c c mua bn c th l cn h chung c c sn hoc
cn h chung c ang xy dng hoc cn h chung c hnh thnh trong tng lai. Ch
u t v bn mua xc lp, thc hin giao dch mua bn cn h chung c di hnh
thc hp ng mua bn cn h chung c
Bn cnh nhng c im ca mt hp ng mua bn nh th hp ng mua
bn cn h chung c c nhng c im ring quy nh bn cht cn h chung c. Vn
ny l mt vn mi v phc tp nn hin nay vn cn nhiu tranh chp ny sinh.
V vy, ti Quy nh php lut v Hp ng mua bn cn h chung c ti Vit
Nam c tc gi chn lm lun vn tt nghip. ti c thc hin da trn
nhng c s l lun, c s thc tin, nhm gip cho mi ngi c mt ci nhn tng
qut v nhng quy nh php lut ca hp ng mua bn cn h chung c. Bn cnh
, lun vn cn a ra mt s im hn ch ca php lut hin hnh v hp ng mua
bn cn h chung c. T , tm ra phng hng, gii php sa i, b sung nhm
GVHD: Nguyn Hunh Anh
SVTH: Nguyn on B Duy

hon thin quy nh php lut v hp ng mua bn cn h chung c ni ring, hp
ng mua bn nh ni chung
2. Phm vi nghin cu
Quy nh php lut v hp ng mua bn cn h chung c l vn kh mi
Vit Nam, cc quy nh php lut v vn nghin cu cn cha c hon thin v
nm ri rc trong cc vn bn quy phm php lut. c th tp trung tm hiu su cc
quy nh php lut v hp ng mua bn cn h chung c, ngi vit gii hn ti
trong phm vi khun kh ca php lut Vit Nam. Trong phm vi bi vit, ngi vit
ch xoay quanh tm hiu vn quy nh php lut v hp ng mua bn cn h chung
c; ch th, i tng ca hp ng; ni dung c bn ca mt hp ng mua bn cn
h chung c; mt s bt cp ca quy nh php lut v hp ng mua bn cn h
chung c v gii php hon thin
3. Phng php nghin cu
Trong sut qu trnh tm hiu ti, hon thnh tt ti nghin cu ca
mnh, ngi vit s dng mt s phng php nghin cu c bn sau:
Phng php phn tch lut vit c s dng phn tch v quyn v ngha v
ca bn bn v bn mua cn h chung c trong phn ni dung ca hp ng; phn tch
v cc quy nh php lut nhm lm r thm cho vn trnh by;
Phng php so snh c s dng so snh nhng c im tng ng gia
cn h chung c vi nh v bt ng sn; hp ng mua bn cn h chung c c
nhng c im ca hp ng mua bn ti sn v hp ng mua bn nh ; so snh v
ch th, i tng ca hp ng mua bn cn h chung c theo Lut Nh nm 2005
sa i, b sung nm 2009 v Lut Kinh doanh bt ng sn nm 2006 vi Lut Nh
nm 2014 v Lut Kinh doanh bt ng sn nm 2014 va c Quc hi thng qua
ngy 25 thng 11 nm 2014,
Phng php phn tch v tng hp c s dng phn tch khi nim v cn
h, khi nim v chung c, t tng hp c khi nim cn h chung c; phn tch
cc khi nim hp ng trn cc lnh vc, t tng hp a ra khi nim v hp
ng mua bn cn h chung c;
4. Kt cu ti
Ngoi li m u, kt lun v danh mc ti liu tham kho, ni dung ca ti
gm c 2 chng:
Chng 1. L lun chung v hp ng mua bn cn h chung c ti Vit
Nam. Ni dung chng ch yu xoay quanh cc c s l lun v khi nim, c im,

phn loi cn h chung c v hp ng mua bn cn h chung c; s cn thit ca quy
nh php lut v mua bn cn h chung c nhn t gc qun l nh nc v t pha
ch u t, bn mua cn h chung c
Chng 2. Php lut v hp ng mua bn cn h chung c. Ni dung
chng 2 xoay quanh cc vn v ch th, i tng ca hp ng mua bn cn h
chung c; ni dung c bn ca mt hp ng mua bn cn h chung c; nhng bt cp
ca quy nh php lut v hp ng mua bn cn h chung c v gii php hon thin
quy nh php lut c lin quan
CHNG 1
L LUN CHUNG V HP NG MUA BN

CN H CHUNG C TI VIT NAM
1.1 Khi qut v cn h chung c
An c lc nghip ngha l phi c ni c tr, c ch th mi n nh pht

trin s nghip. y l mt cu thnh ng ca ng cha xa ni ln tm quan trng
trong vic to lp ni n nh. Trong bt k giai on no k c ngy nay, li dy
ca ngi xa vn lun c gi tr
1.1.1. Khi nim v cn h chung c
Ti cc th ln pht trin, vic s hu nh ring l l vic qu tm vi ca
i b phn dn nhp c. Chnh v th cn h chung c l mt gii php tt nht gip
p ng c nhu cu ch n nh cho ngi dn
V mt ng ngha, cm t cn h chung c l t ghp, c cu thnh t hai t l
cn h v chung c. Do , khi nim cn h chung c c din gii thng qua vic
tng hp khi nim v cn h v khi nim v chung c:
Cn h l mt ch ring bit ca mt gia nh trong mt khu nh ln, bao gm
din tch chnh (phng khch, phng ng) v din tch ph (bp, bung v sinh)1
Khi nim v chung c c hiu di nhiu gc :
Chung c l mt khi nim c c ngi La M c i s dng t th k th VI
trc Cng Nguyn, n c ngha l quyn s hu chung hoc quyn s dng chung.
Trong ting Anh hin i chung c - condominium c dng ph bin ch mt
cng trnh chung c c xy dng trn mt khun vin khu t2
Di gc php lut Vit Nam v nh : nh chung c l nh c t hai tng
tr ln, c li i, cu thang v h thng cng trnh h tng s dng chung cho nhiu
h gia nh, c nhn c quy nh ti khon 1, iu 70 Lut Nh nm 2005 sa
i, b sung nm 2009
T cc khi nim trn c th rt ra c kt lun: cn h chung c l mt trong
nhng ch khp kn, ring bit bn trong mt cng trnh xy dng c gi l nh
chung c c t hai tng tr ln. Cn h chung c c c cu cc phng p ng c
yu cu h gia nh, c nhn sinh sng:
Nguyn Nh , i t in Ting Vit, Nh xut bn Vn ha Thng tin, 1999, trang 270

Ma Th Thanh Hiu, Lun vn thc s - Hp ng y quyn trong giao dch dn s i vi nh chung
c, i hc Quc Gia H Ni, 2011, chng 1, mc 1.1, trang 2

Th nht, cn h chung c l ni vi khng gian khp kn, ring bit trong mt
ta nh chung c; l ni h gia nh, c nhn sng v sinh hot
Th hai, cn h chung c l mt trong nhng khng gian sinh sng ca ring h
gia nh, c nhn bn cnh nhiu khng gian sinh sng ring ca cc h gia nh, c
nhn khc trong cng mt ta nh chung c
Th ba, cn h chung c l ni c phng khch, phng ng, bp, nh v sinh v
cc phng khc (nu c) c nhn, thnh vin trong gia nh sng, sinh hot, ngh
ngi sau khon thi gian lao ng, hc tp bn ngoi
1.1.2. c im ca cn h chung c
Cn h chung c ngoi vic mang nhng c im ca nh v c im ca bt
ng sn th n cn l loi hnh nh gip s dng tt qu t v tit kim chi ph
xy dng, li c iu kin sng tt:
1.1.2.1. Cn h chung c l loi hnh nh gip s dng tt qu t v tit kim chi
ph xy dng
Cc th ln v pht trin ca Vit Nam nh Thnh ph H Ch Minh, H
Ni..qu trnh th ha nhanh, dn c ng c, kh nng m rng th chm, t
dnh xy dng nh ring l ang l bi ton kh cho cc cp, ban ngnh ca thnh
ph. V vy, vic u t xy dng nhng cn h chung c s gip s dng tt qu t
, tn dng ngun t, trnh c vic lng ph t ai
Nh chung c c xy dng phi c t hai tng tr ln, v vy nh chung c c
nhiu tng hn th s lng cn h chung c cng nhiu v s lng ngi c c
ni n nh cng tng ln. Nh vy, bi ton kh v nh cho ngi dn ti cc
th ln, c bn c gii quyt bng bin php xy dng cc cn h chung c
Hu nh cc cn h chung c khng chim din tch t , bi chng chim
khong khng gian pha trn t nn vic s dng t c tn dng mt cch ti a,
khng lng ph nh i vi nh ring l. Bn cnh , cc cn h chung c bi u
c chung phn tng phn chia cn h, sn, mi, tng chu lc, tng baonn chi
ph xy dng mi cn h chung c s c tit kim ti a cho ch u t
Chnh v nhng l do ny m Nh nc c nhiu chnh sch khuyn khch,
thc y pht trin nh dng cn h chung c, c th: Quyt nh s 76 ngy 06
thng 5 nm 2004 ca Th tng Chnh ph v ph duyt nh hng pht trin nh
n nm 2020; Quyt nh s 996 ngy 19 thng 6 nm 2014 ca Th tng Chnh
ph v pht trin nh Thnh ph H Ni giai on 2012 2020 v nh hng n

nm 2030. Trong , mc tiu ra l phi xy dng cc cn h chung c nhm p
ng nhu cu ca i b phn ngi dn ang cn nh ti cc th ln v pht trin
1.1.2.2. Cn h chung c l loi hnh nh c iu kin sng tt
Ngi mun mua cn h chung c lun mong mun cn h chung c c mua
p ng iu kin sng tt: cn h chung c nm khu vc c ng s i li rng
ri, thun li; cnh quan, mi trng sng cng nh h tng k thut ca cn h chung
c v h tng x hi m bo phc v cho bn thn ngi v gia nh h c c ni
n nh, thun tin. V p ng yu cu v iu kin sng tt c ngi mua t
ra v cng nhm mc ch bn c cn h chung c, mang li li nhun cho ch u
t nn cc d n cn h chung c c ch u t xy dng lun t tiu ch ny ln
hng u. Ch u t chn la v tr xy dng cc cn h chung c sao cho d dng
tip cn vi h thng ng giao thng cng cng, thun tin vic i li nh nm gn
cc trc ng giao thng chnh hoc kh nng kt ni cao vi cc trc ng ny
i vo ni thnh ph nu cc cn h chung c c xy dng ngoi thnh; cnh
quan sng m bo c nhiu cy xanh, thm thc vt, cng vin, mi trng sng v
sinh, khng gian xung quanh rng ri, thong mt, t b nhim khi bi. ng thi
cn h chung c c xy dng cn p ng iu kin v h tng k thut c ng
b ha, h tng x hi to s thun tin cho ngi :
H tng k thut vi h thng cp in, cp thot nc, thng tin lin lc c
a n tng cn h chung c v m bo vn hnh thng sut, nu xy ra hng hc
u c doanh nghip qun l, vn hnh nh chung c sa cha; h thng phng
chng chy n gm bnh cha chy, vi phun nc lun m bo kh nng cha chy
khi c s c chy n xy ra cng vi h thng x l, thu gom rc cho mi cn h
chung c. i vi cc cn h chung c tng cao, ngi c ln xung thun tin
thng qua h thng thang my, cu thang b...
H tng x hi th cc cng trnh trng hc vi cc cp hc t mm non n
trung hc ph thng, khu vui chi, gii tr, vn ha thng tin, dch v thng mi, ch,
siu th...nm gn khu chung c, to thun tin cho ngi sng trong cc cn h chung
c c tip cn, s dng. Chnh v cn h chung c c iu kin sng tt nn n lun
l tiu ch la chn hng u ca ngi dn c nhu cu nh nhng khng kh
nng v ti chnh mua nh ring l c gi cao, t ti cc th ln v pht
trin ca Vit Nam
1.1.2.3. Cn h chung c mang c im ca nh


Cn h chung c l loi hnh nh , v vy cn h chung c mang c im ca
nh :
Mt l, cn h chung c gn lin vi t , c xy dng trn t, th hin tnh
bt di bt dch khng th di di ca cn h chung c
Hai l, cn h chung c c tnh bn vng, n nh, thi gian s dng lu di, tnh
hao mn chm. Nu cn h chung c c xy dng vi cht lng tt, cn h chung
c c th s dng c 50 60 nm
Ba l, cn h chung c c s dng vi mc ch v phc v cc nhu cu
sinh hot ca h gia nh, c nhn. Nh l nhu cu quan trng ca mi ngi, mt
ni n nh c iu kin sinh hot tt s ng vai tr rt ln n vic ti sn xut sc
lao ng bn thn, gip tng nng sut lao ng pht trin kinh t
Bn l, cn h chung c vi c cu gm phng khch, phng ng, phng bp,
phng v sinh p ng c yu cu c bn t ra v kt cu ca nh
Nm l, cn h chung c c a vo cc giao dch chuyn nhng, mua bn,
tng cho, tha k, xc lp quyn s hu u phi tun th theo quy nh php lut v
nh , php lut dn s, lut v t ai v cc vn bn php lut khc c lin quan
1.1.2.4. Cn h chung c mang c im ca bt ng sn
Cn h chung c l bt ng sn nn mang cc c im ca bt ng sn:
Th nht, cn h chung c l loi bt ng sn mang tnh c bit. N xut pht t
tnh c bit v khan him ca t . Tnh khan him ca t l do din tch t c
hn, khng phi l v tn
Th hai, cn h chung c l loi bt ng sn mang tnh bn lu. Cn h c kt
cu t btng, thp, nhng loi vt liu c kh nng chu lc ln, bn vi thi gian nn
khi cn h chung c c xy dng, sau mt thi gian c s dng, nu thng
xuyn sa cha, nng cp c th tn ti thi gian di
Th ba, cn h chung c l loi bt ng sn chu s nh hng v tc ng ln
nhau. Gi tr ca cn h chung c c th b tc ng ca cc bt ng khc, cc cng
trnh xy dng xung quanh. c bit, trong trng hp cn h chung c nm ti nhng
v tr c cc cng trnh h tng x hi thun tin cho vic i li, hc tp, vui chi nh
trng hc, ng s, ch, siu th..s lm tng v p v nng cao gi tr ca cn h
chung c.

Th t, cn h chung c c u t xy dng a a vo mua bn trn th
trng bt ng sn nn n cn chu s chi phi ca chnh sch v php lut v kinh
doanh bt ng sn3
1.1.3. Phn loi cn h chung c
Cn h chung c l nh , l ni sng, sinh hot ca c nhn, cc thnh vin
trong h gia nh. y l mt khng gian khp kn, ring bit nhng ng thi n phi
m bo nhng tiu ch v c cu cn h vi din tch cn h, thng gi, chiu sng,
trang thit b v sinh trong cn h. y l nhng tiu ch c bn cn c ca mt cn
h chung c c quy nh c th ti Thng t s 14/2008/TT-BXD ngy 02 thng 6
nm 2008 ca B Xy dng Hng dn v phn hng nh chung c. Da trn cc
tiu ch v cn h chung c c quy nh, c th phn cn h chung c thnh 4
loi:
Cn h chung c loi 1: l cn h phi c din tch khng nh hn 70m 2 vi
khng gian chc nng ti thiu gm phng khch, phng ng (phng ng chnh din
tch hn 20m2 v c khu v sinh ring), khu vc bp, phng n, hai khu v sinh vi y
trang b chu ra mt, bn cu, thit b v sinh ph n, vi tm hoa sen, bn tm
nm hoc ng, cc thit b cp nc c hai ng nc nng v nc lnh cng cc
phng chc nng khc. Tt c cc phng u m bo thng gi, chiu sng t nhin
v tip xc vi khng gian rng ri
Cn h chung c loi 2: l cn h phi c din tch khng nh hn 60m 2 vi
khng gian chc nng ti thiu gm phng khch, phng ng (phng ng chnh din
tch hn 15m2 v c khu v sinh ring), khu vc bp, phng n, ti thiu hai phng v
sinh vi y trang b chu ra mt, bn cu, thit b v sinh ph n, vi tm hoa
sen, bn tm nm hoc ng, cc thit b cp nc c hai ng nc nng v nc
lnh cng cc phng chc nng khc. Tt c cc phng u m bo thng gi, chiu
sng t nhin v tip xc vi khng gian bn ngoi
Cn h chung c loi 3: l cn h phi c din tch khng nh hn 50m 2 vi c
cu cn h m bo quy chun, tiu chun hin hnh gm phng khch, phng ng
(phng ng chnh din tch hn 12m 2), phng bp, phng v sinh c bn cu, bn ra
mt. Tt c cc phng u m bo thng gi, chiu sng m bo quy chun, tiu
chun hin hnh
Cn h chung c loi 4: l cn h c din tch, c cu cc phng cng gm phng
3
Nguyn Th Phn, Tp bi ging Kinh doanh bt ng sn, i hc Kinh T Quc Dn Khoa

bt ng sn v KT ti nguyn, 2010, trang 3-4

khch, phng ng, phng bp, phng v sinh nhng din tch mi phng nh hn cn
h chung c loi 3. Din tch cn h chung c khng nh hn 45m 2 i vi dng nh
thng mi v khng nh hn 30m 2 i vi dng nh x hi. Cc phng u m
bo thng gi, chiu sng m bo quy chun, tiu chun c bn c ra i vi
cn h chung c
Tm li, cch phn loi cn h chung c trn y da trn nhng tiu ch v din
tch cn h, thng gi, chiu sng, trang thit b v sinh trong cn hNgoi ra, trn
thc t cn c nhng cch phn loi cn h chung c khc nh phn loi cn h chung
c thnh cn h chung c cao cp, cn h chung c trung cp, cn h chung c bnh
dn, tiu ch a ra cch phn loi ny da trn nhiu yu t nh gi bn, din tch
cn h, kt cu h tng k thut h tng x hi ca nh chung c,
1.2. Hp ng mua bn cn h chung c
1.2.1. Khi nim hp ng mua bn cn h chung c
Nhu cu nh ca ngi dn khng ngng tng nhanh ti cc thnh ph ln, v
vy cc giao dch mua bn, trao i, tng cho, chuyn nhng i tng l nh ni
chung v cn h chung c ni ring khng ngng tng nhanh v pht trin. Theo
mt trong nhng c s pht sinh quyn, ngha v dn s gia cc bn khi tham gia
giao dch l hp ng
Khi nim hp ng, ty vo lnh vc m c nh ngha khc nhau:
Hp ng l s tha thun gia cc ch th nhm xc lp, thay i hoc chm
dt quyn v ngha v trong nhng quan h x hi c th4
Trong lnh vc thng mi: l s tha thun gia cc thng nhn vi nhau
hoc vi ngi lin quan nhm xc lp, thay i hay chm dt cc quyn v ngha v
trong hot ng thng mi5
B lut Dn s 2005: Hp ng dn s l s tho thun gia cc bn v vic xc
lp, thay i hoc chm dt quyn, ngha v dn s6
T cc khi nim v hp ng c th rt ra c khi nim hp ng mua bn

cn h chung c l s tha thun gia bn bn v bn mua, theo bn bn c ngha
4
Phm Hu Ngh, Sa i B Lut Dn s nm 2005 - Vn ci cch hp ng, Tp ch Nh nc v

Php lut Vin Khoa hc X hi Vit Nam, 2010, trang 2
Chu Quc An, Bi ging Hp ng trong hot ng thng mi, Khoa Kinh t - i hc
Quc Gia Thnh ph H Ch Minh, trang 3
Theo khon 1, iu 338, B lut Dn s nm 2005

v chuyn giao cn h chung c ca mnh cho bn mua v c quyn nhn tin; bn
mua c ngha v tr tin cho bn bn v c quyn nhn cn h chung c
1.2.2. c im ca hp ng mua bn cn h chung c
Hp ng mua bn cn h chung c mang c im chung ca hp ng mua
bn ti sn v hp ng mua bn nh . Ngoi ra hp ng mua bn cn h chung c
cn mang nhng c im ring v ch th, i tng ca hp ng
1.2.2.1. Hp ng mua bn cn h chung c mang c im ca hp ng mua bn
ti sn
Cn h chung c l bt ng sn mt loi ti sn. V vy, hp ng mua bn cn
h chung c mang c im ca hp ng mua bn ti sn:
Th nht, hp ng mua bn cn h chung c l loi hp ng song v. Theo ,
bn bn cn h chung c v bn mua cn h chung c u c cc quyn v ngha v
nht nh, khng bn no ch c quyn hoc ch phi thc hin cc ngha v. Ngha v
ca bn ny l quyn li ca bn kia v ngc li. Khi bn c ngha v n hn thc
hin ngha v nhng khng thc hin ng nhng cam kt tha thun, th bn c
quyn s yu cu bn c ngha v phi thc hin ng, thc hin nhng cam kt
tha thun. V d: bn mua cn h chung c n hn thanh ton tin nhng khng thc
hin th bn bn c quyn yu cu bn mua thc hin; ngc li bn mua thanh ton
tin ng theo tha thun nhng bn bn vn khng bn giao cn h chung c th bn
mua c quyn yu cu bn bn phi thc hin ngha v bn giao cn h cho bn mua
Th hai, hp ng mua bn cn h l hp ng c tnh cht n b. Tc l khi
mt trong hai bn thc hin cho bn kia mt li ch, th s nhn c t pha bn kia
mt li ch tng ng. Theo , bn bn chuyn giao cn h chung c cho bn mua th
bn mua chuyn tr phn tin cho bn bn tng ng vi gi tr cn h chung c
c hai bn tha thun trong hp ng
Th ba, hp ng mua bn cn h chung c l hp ng ng thun. ng thu n
l m t c im php l quan trng ca hp ng mua bn ti sn ni chung v cng
l c im ca hp ng mua bn cn h chung c ni ring. K t thi im cc bn
tha thu n v thng nht ch vi nhau v nhng n i dung ca hp ng th hp
ng c coi l xc l p
Th t, hp ng mua bn cn h l hp ng chuyn giao ti sn v quyn s
hu ti sn t pha bn bn cho bn mua. Trong quan h giao dch mua bn ny, bn
bn c trch nhim chuyn giao ti sn v quyn s hu hp php ti sn ca mnh cho
bn mua
10

Th nm, hp ng mua bn cn h chung c l s tha thun gia cc bn v
vic xc lp quyn v ngha v ca cc bn da trn nguyn tc t do giao kt hp
ng, t nguyn bnh ng, thin ch hp tc, trung thc v ngay thng khng la di,
gi to7
1.2.2.2. Hp ng mua bn cn h chung c mang c im ca hp ng mua bn
nh
Cn h chung c l loi hnh nh nn hp ng mua bn cn h chung c mang
c im ca hp ng mua bn nh :
Mt l, hp ng mua bn cn h chung c chu s iu chnh ca cc lnh vc
php lut gm php lut dn s, php lut nh v cc vn bn c lin quan. Nhng
quy nh php lut ny khi c vn dng vo trong hp ng, chng s c c th
ha thnh nhng iu khon ca hp ng mua bn cn h chung c
Hai l, hp ng mua bn cn h chung c v mt hnh thc phi c lp thnh
vn bn8. Vn bn c th hin di vt liu hu hnh l giy, nhng tha thun,
thng nht ch ca cc bn trong hp ng c ghi li v lu gi, khng b mt i
nh i vi hp ng thc hin bng li ni hoc bng hnh vi c th
Ba l, ni dung ca hp ng mua bn cn h chung c phi th hin: tn a ch
cc bn, m t c im cn h chung c, gi phng thc thanh ton, thi gian giao
nhn cn h, quyn v ngha v ca cc bn, cam kt ca cc bn, ngy thng nm
k kt hp ng, ch k cc bn, tha thun khc9
Bn l, vic giao kt hp ng mua bn cn h chung l c s php l hnh
thnh mi quan h php l v mua bn gia cc bn. Cc bn rng buc vi nhau bi
nhng tha thun c giao kt trong hp ng
Nm l, hp ng mua bn cn h chung c l s chuyn giao quyn s hu cn
h chung c t bn bn sang bn mua cn h chung c. Bn bn c ngha v bn giao
cn h chung c v Giy chng nhn quyn s hu nh , quyn s dng t v cc
giy t c lin quan khc nh bng v thit k nh chung c, cn h chung c, mt ct
ca cn h chung ccho bn mua cn h chung c
1.2.2.3. Hp ng mua bn cn h mang nhng c im ring v ch th, i tng
ca hp ng
8
9
Hong Th Lin, Bnh lun khoa hc B lut Dn s nm 2005, Nxb Chnh tr Quc gia, 2009, trang 278
Theo khon 3, iu 93, Lut Nh nm 2005 sa i, b sung nm 2009
Theo khon 2, iu 93, Lut Nh nm 2005 sa i, b sung nm 2009
11

Hp ng mua bn cn h chung c mang nhng c im ring v ch th, i
tng ca hp ng, iu kin ch th c thc hin giao dch mua bn cn h
chung c
Th nht, hp ng mua bn cn h khng ch chu s iu chnh ca php lut
dn s, lut v nh nh hp ng mua bn nh m hp ng mua bn cn h
chung c cn chu s iu chnh ca lut v kinh doanh bt ng sn
Th hai, cn h chung c c giao dch mua bn c th l cn h chung c hnh
thnh trong tng lai, cn h chung c ang xy dng hoc cn h chung chung c
c sn (khon 1, iu 22 Lut Kinh doan bt ng sn nm 2006)
Th ba, ch u t d n cn h chung c l ch th duy nht c quyn bn
cn h chung c ngay c khi cn h chung c cha c cp Giy chng nhn quyn
s hu nh , quyn s dng t
Th t, c nhn nc ngoi, doanh nghip c vn u t nc ngoi l nhng ch
th c php lut Vit Nam cho php c mua cn h chung c ti Vit Nam vi
mc ch nu tha iu kin php l km theo (c php lu tr ti Vit Nam,
u t ti Vit Nam, thuc nhng i tng c php lut c quy nh) bn cnh
nhng ch th trong nc c mua v s hu cn h chung c
Th nm, giao dch mua bn cn h chung c dng nh thng mi gia ch
u t v khch hng bt buc phi c thc hin thng qua sn giao dch bt ng
sn (khon 2, iu 22 Lut Kinh doanh bt ng sn nm 2006)
1.2.3. Phn loi hp ng mua bn cn h chung c
Hp ng mua bn cn h chung c c k kt bi ch u t vi khch hng
c phn thnh hai loi hp ng l hp ng mua bn cn h chung c dng nh
x hi v hp ng mua bn cn h chung c dng nh thng mi. S khc bit c
bn gia hai loi hp ng mua bn cn h chung c ny l i tng c mua cn
h chung c
1.2.3.1. Hp ng mua bn cn h chung c dng nh x hi
Hp ng c k kt gia bn bn l ch u t d n cn h chung c c
Nh nc h tr cc chnh sch v t xy dng, c min gim tin s dng t,
tin thu t; gim thu gi tr gia tng, thu thu nhp doanh nghip; c vay vn u
i t cc t chc, tnh dng, ngn hng hoc ngun ngn sch a phng. u
t xy dng cn h chung c bn cho bn mua thuc din: ngi c cng; cn b,
cng vin chc; s quan, qun nhn chuyn nghip; ngi c thu nhp thp; cc i
12

tng ht tiu chun nh cng v; h gia nh, c nhn thuc din ti nh c
nhng cha b tr c nh
1.2.3.2. Hp ng mua bn cn h chung c dng nh thng mi
Hp ng c k kt gia bn bn cng l ch u t d n cn h chung c,
ch u t t b vn u t, to lp cn h chung c p ng nhu cu ca ngi
cn nh v theo c ch th trng thun mua va bn. Bn mua ch cn c
quyn s hu nh ti Vit Nam v c kh nng v ti chnh th u c mua cn
h chung c dng nh thng mi nu c nhu cu mua
1.3. S cn thit ca quy nh php lut v mua bn cn h chung c
Giao dch mua bn cn h chung c gia ch u t v khch hng din ra kh
si ng trong khong thi gian gn y, s lng cn h chung c c mua bn
ngy cng nhiu bi nhu cu mua cn h chung c ca ngi dn khng ngng
tng cao. Bn cnh , cc giao dch mua bn cn h cng khng trnh khi nhng
tranh chp pht sinh gia ch u t v khch hng v cc vn nh: ch u t
nhn tin mua cn h chung c nhng n thi im bn giao cn h th cn h
chung c vn cha hon thnh, cn h chung c c bn giao cho ngi mua
nhng th tc cp Giy chng nhn quyn s hu nh cho bn mua khng c ch
u t thc hin, ch u t tnh phn din tch cn h chung c m ngi mua khng
s dng vo gi bn cn h chung c gy thit hi cho ngi mua, ngi mua chm
thanh ton tin cho ch u tV vy, quy nh php lut iu chnh hot ng
mua bn cn h chung c l rt cn thit
1.3.1. S cn thit ca quy nh php lut v hp ng mua bn cn h chung c nhn
t gc qun l nh nc
m bo cc giao dch mua bn cn h chung c gia ch u t v ngi
mua c thc hin thun li, hn ch nhng tranh chp pht sinh gia cc bn khi
thc hin hp ng th cn phi c s tham gia qun l ca nh nc thng qua cng
c php lut v s vo cuc ca nh nc mang li hiu qu th cc quy php lut
c ban hnh cn phi r rng, c th v cc vn nh: iu kin cc bn c
xc lp, thc hin hp ng; tin thanh ton nu mua bn cn h chung c hnh
thnh trong tng lai; phn thuc s hu chung, s hu ring nh chung c ca cc
ch s hu; quyn v ngha v ca cc bn trong hp ng; trch nhim lm th tc
cp Giy chng nhn quyn s hu nh
1.3.2. S cn thit ca quy nh php lut v hp ng mua bn cn h chung c
i vi ch u t v bn mua
13

Th nht, ch u t c h tr chnh sch v thu, t u t d n cn h
chung c, vic thc hin th tc cp Giy chng nhn quyn s hu nh cho bn
mua c n gin ha, tit kim chi ph, ch u t c quyn bn cn h chung c
hnh thnh trong tng lai huy ng vn cho d n. Bn cnh phi c bin php
ch ti i vi ch u t huy ng vn t ngi mua cn h chung c u t cho
d n nhng ch u t li s dng vn khng ng mc ch
Th hai, ngi mua cn h chung c dng nh x hi cn c h tr tin vay
vi li sut thp, cc thng tin lin quan n cn h chung c c bn phi c
chnh xc khng mp m, cng khai nhng khon chi ph c ch u t a vo
hnh thnh nn gi bn cn h, giao dch mua bn cn h chung c dng nh
thng mi khng bt buc phi qua sn giao dch bt ng sn... Ngoi ra, cn c
bin php bo v li ch ca ngi mua cn h chung c hnh thnh trong tng lai khi
ch u t khng khng th hon thnh d n bn giao cn h chung c cho ngi
mua
Kt lun chng 1
Nghin cu v hp ng mua bn cn h chung c, cn thit phi xy dng c
khi nim, c im php l ca hp ng mua bn cn h chung c cng ng thi
cng cn nm vng, hiu r v i tng c mua bn trong hp ng l cn h
chung c vi nhng c im c trng ca loi hnh nh ny t c s vn
dng cc quy nh php lut ph hp vo hp ng mua bn cn h chung c. Bn
cnh l s cn thit ca quy nh php lut v hp ng mua bn cn h chung c,
quy nh php lut cng cht ch th nhng tranh chp pht sinh gia cc bn trong
qu trnh thc hin hp ng s c gim bt, hn ch thit hi khng mong mun
cho mi bn, ng thi vi s pht trin ca quan h mua bn cn h chung c trong
thi gian gn y th cc quy nh php lut c ban hnh cng phi khng ngng
c hon thin nhng thiu st, nhng hn ch theo kp vi s pht trin
CHNG 2
PHP LUT V HP NG MUA BN CN H CHUNG C
14

2.1. Ch th ca hp ng mua bn cn h chung c
Ch th ca hp ng mua bn cn h chung c l nhng ngi tham gia xc
lp, thc hin hp ng; c quyn, ngha v pht sinh t hp ng bn cn h chung
c v ch th phi chu trch nhim v vic thc hin quyn, ngha v pht sinh t hp
ng
2.1.1. Bn bn cn h chung c
Ch u t d n cn h chung c cng ng thi l bn bn cn h chung c.
tr thnh ch u t d n cn h chung c th nh u t phi c cng nhn l ch
u t v d n cn h chung c c c quan c thm quyn ph duyt:
Nh u t l doanh nghip hoc hp tc x kinh doanh bt ng sn (vn php
nh 6 t ng) v c vn u t thuc s hu ca mnh thc hin d n khng thp
hn 15% tng mc u t ca d n c quy m s dng t di 20ha, khng thp
hn 20% tng mc u t ca d n c quy m s dng t t 20ha tr ln (trong
vn thuc s hu ca nh u t l vn thc c ca nh u t tnh n nm trc lin
k vi nm nh u t ng k thc hin d n cn h chung c c th hin trong
bo co ti chnh ca nh u t v phi c kim ton c lp xc nhn. Trng hp
nh u t l doanh nghip, hp tc x mi thnh lp th phi c vn bn xc nhn vn
ch s hu ca nh u t bi c quan, t chc c thm quyn. Nh u t c trch
nhim chng minh nng lc ti chnh ca mnh thc hin d n thng qua vic lp
danh mc cc d n cn h chung c ang thc hin u t, trong nu r tng vn
u t ca tng d n)10
Nh u t c nhu cu u t d n cn h chung c s np h s ng k vi S
Xy dng ni c quy hoch d n pht trin nh . Nh u t c chn lm ch u
t thng qua hnh thc ch nh hoc hnh thc u thu. Hnh thc ch nh ch u
t c thc hin khi ch c mt nh u t iu kin ng k d n pht trin nh
hoc nh u t c qu t thuc quyn s dng hp php v ph hp vi quy
hoch xy dng nh . i vi hnh thc u thu c thc hin khi c nhiu nh
u t cng ng k thc hin d n v c s nh u t c thng thu v c
cng nhn l ch u t c cn c trn nng lc chuyn mn, kinh nghim, kh
nng ti chnh (t l vn ch s hu cao hn), bo m v cht lng v tin thc
hin d n ca nh u t no vt tri hn... y ban nhn dn cp tnh ni c d n
c quy hoch c thm quyn quyt nh cng nhn ch u t. Khi tr thnh ch
10
Theo iu 12, Ngh nh 71/2010/N-CP ca Chnh ph quy nh chi tit v thi hnh Lut Nh v iu 3,
iu 5 Ngh nh 153/2007/N-CP ngy 15 thng 10 nm 2007 ca Chnh ph quy nh chi tit v hng
dn thi hnh Lut Kinh doanh bt ng sn
15

u t, nh u t tin hnh thc hin cc th tc h s c quan nh nc c thm
quyn chp thun u t v ph duyt d n cn h chung c
Trn thc t, c nhiu doanh nghip c chc nng kinh doanh bt n g sn c
thnh l p, nhng nng lc v vn rt yu. Khi cc doanh nghip ny tham gia hot
ng kinh doanh bt ng sn trn th trng, do nng lc v vn yu, nn thc
hi n nhiu hot ng huy ng vn khng tun th ng quy nh php lu t gy xo
tr n, bt n cho th trng. Hin nay, nhiu doanh nghip trong nc ng k vn
iu l ln, hot ng trong lnh vc kinh doanh bt ng sn nhng ch cn p ng
vn php nh 6 t theo quy nh l c cp Giy chng nhn ng k doanh nghip.
Thc t, nng lc ti chnh ca doanh nghip khng m bo hoc c th ch l lc
ngh cp Giy chng nhn ng k doanh nghip/Giy chng nhn u t, xin ch
trng u t, khi i vo trin khai thc hin d n c th th khng m bo nng lc
ti chnh do u t dn tri vo nhiu d n bt ng sn. Nguyn nhn do: i) Quy
nh mc vn php nh ti thiu khi thnh lp doanh nghip, hp tc x c chc nng
kinh doanh bt ng sn (6 t ng Vit Nam) l qu thp. ii) Quy nh vn ch s
hu (vn thc c ca ch u t ) khi trin khai d n (15-20% tng mc u t ca
d n) l cha cht ch m bo nng lc ti chnh ca ch u t. Bi trong thc
t, nhiu ch u t cng lc c th trin khai nhiu d n, nht l nhng d n ln.
Vic quy nh vn s hu ca ch u t khng thp hn 15-20% tng mc u t ca
d n c ph duyt cha quy nh c th l cho tng d n hay l cng gp
chung cho cc d n do Ch u t ang thc hin 11. V vy, Lut Kinh doanh bt
ng sn nm 2014 c Quc hi thng qua ngy 25 thng 11 nm 2014 quy nh
i vi doanh nghip hoc hp tc x kinh doanh bt ng sn th vn php nh do
Chnh ph quy nh nhng khng thp hn 20 t ng (khon 1, iu 7, Lut Kinh
doanh bt ng sn nm 2014) nhm gim bt nhng t chc, c nhn khng nng
lc v ti chnh, nng lc v vn nhng vn mun tham gia kinh doanh bt ng sn
d dn n nhng xo trn, bt n cho th trng. Bn cnh quy nh v vn ch s
hu, nh ngha vn thc c ca ch u t trong vn bn hng dn hin hnh (Ngh
nh 153/2007/N-CP ngy 15 thng 10 nm 2007 ca Chnh ph quy nh chi tit v
hng dn thi hnh) cn c sa i, b sung kp thi theo hng quy nh c th
vn thc c ca ch s hu trong tng d n c ch u t thc hin khng thp
hn 15- 20% ph hp hn vi tnh hnh pht trin kinh t, x hi, to s n nh
cho pht trin th trng kinh doanh bt ng sn
2.1.2. Bn mua cn h chung c
11
Theo mc 6, phn II, Bo co tng kt thi hnh Lut Kinh doanh bt ng sn nm 2006 ca y ban nhn
dn thnh ph H Ch Minh ngy 16/5/2013
16

2.1.2.1. Bn mua cn h chung c dng nh thng mi
Ch th tham gia vi t cch bn mua cn h chung c dng nh thng mi c
th l c nhn trong nc, t chc trong nc, ngi Vit Nam nh c nc ngoi
hoc c nhn nc ngoi, t chc nc ngoi (iu 35, Lut Nh nm 2005 sa i,
b sung nm 2009) . Cc ch th ny c quyn mua v s hu cn h chung c
dng nh thng mi ti Vit Nam
C nhn trong nc
C nhn trong nc l ch th thng xut hin nht ca hp ng mua bn cn
h chung c vi t cch l bn mua cn h chung c. Tuy nhin khng phi mi c
nhn u c th tham gia vo quan h mua bn ny. c tham gia vo giao dch
mua bn cn h chung c vi t cch l mt ch th c lp, c nhn trong nc cn
c nng lc hnh vi dn s y (im b, khon 1, iu 92 Lut Nh nm 2005
sa i, b sung nm 2009)
Nng lc hnh vi dn s ca c nhn khi tham gia giao kt hp ng mua bn cn
h chung c l kh nng ca ngi bng chnh hnh vi ca mnh t do th hin
ch, xc lp, thc hin quyn v ngha v khi h tham gia giao kt hp ng mua bn
cn h chung c nn c nhn phi mi tm tui tr ln, khng mc bnh tm
thn hoc cc bnh khc dn n khng lm ch c hnh vi ca mnh hoc nghin
ma ty, cht kch thch dn n ph tn ti sn ti sn gia nh (iu 19, iu 22, iu
23 B lut Dn s nm 2005). Do cn h chung c l mt i tng c bit phi ng
k quyn s hu v n c gi tr ln nn m bo quyn li cc bn khi giao kt
hp ng, php lut v nh i hi c nhn phi c y nng lc hnh vi dn s
c quyt nh ng n nht khi tham gia giao kt hp ng mua bn cn h chung
c
T chc trong nc
T chc trong nc phi c t cch php nhn: Th nht, t chc phi c
thnh lp hp php. Th hai, phi c c cu t chc cht ch. Th ba, c ti sn c
lp vi c nhn, t chc khc v t chu trch nhim v ti sn . Th t, t chc
nhn danh chnh mnh tham gia cc quan h php lut mt cch c lp (iu 84, B
lut Dn s nm 2005). Khi t chc c t cch php nhn, t chc c nng lc
php lut dn s v nng lc hnh vi dn s thc hin giao kt hp ng mua bn
cn h chung c vi t cch l bn mua cn h chung c dng nh thng mi
Ngi Vit Nam nh c nc ngoi

17

Ngi Vit Nam nh c nc ngoi gm ngi Vit Nam nh c nc
ngoi vn cn gi quc tch Vit Nam v ngi gc Vit Nam nh c nc ngoi 12.
Ngi phi c y nng lc hnh vi dn s nh c nhn trong nc v c
mua v s hu cn h chung c dng nh thng mi cho bn thn v gia nh sinh
sng th ngi phi tha iu kin:
Th nht, ngi Vit Nam nh c nc ngoi vn cn gi quc tch Vit Nam,
ngi vn c xem l cng dn Vit Nam nn ch cn c tm tr ti Vit Nam
th ngi c quyn mua v s hu khng hn ch s lng cn h chung c dng
nh thng mi trong cc d n pht trin nh
Th hai, ngi gc Vit Nam nh c nc ngoi, do h khng cn gi quc
tch Vit Nam nn h khng c xem l cng dn Vit Nam. V vy, ngi gc Vit
Nam mun mua cn h chung c th phi tha iu kin c tm tr ti Vit Nam
t ba thng tr ln v thuc mt trong nhng din: ngi v u t trc tip ti Vit
Nam theo php lut v u t; ngi c cng ng gp cho t nc; l nh khoa hc,
nh vn ho hoc ngi c k nng c bit m c quan, t chc ca Vit Nam c nhu
cu v ang lm vic ti Vit Nam; ngi c v hoc chng l cng dn Vit Nam sinh
sng trong nc. Ngi gc Vit Nam c th mua v s hu khng hn ch s
lng cn h chung c dng nh thng mi trong cc d n pht trin nh .
Trng hp ngi gc Vit Nam khng thuc mt trong nhng din trn th ch c
mua mt cn h chung c dng nh thng mi trong cc d n pht trin nh
thng mi13
Ngi Vit Nam nh c nc ngoi l b phn khng tch ri ca dn tc Vit
Nam. ng v Nh nc Vit Nam lun to mi iu kin v ch trng, chnh sch
ngi Vit Nam nh c nc ngoi c hng nhng quyn li gn nh ngi
Vit Nam trong nc, trong c chnh sch nh . Tuy nhin, c nhng vng mc
khc dn n ch trng, chnh sch c nhng cng gp khng t kh khn khi h
mun mua mt cn nh v sng ti Vit Nam. Do yu t lch s li, c nhiu ngi
trc y ri Vit Nam ra nc ngoi sinh sng theo nhiu din khc nhau (ngi thn
bo lnh, vt bin..) hn na do chnh sch v di tr v quc tch ca mi quc gia
u khc nhau c bit l chnh sch m ca ca Nh nc Vit Nam cng ch mi ni
rng trong khong vi nm tr li y nn khng phi ai cng c th p ng nhng
iu kin lut nh c giy t chng minh mnh c quc tch Vit Nam hay
ngun gc Vit Nam. Bn cnh l vic ngi Vit Nam phi tha iu kin c
tm tr ti Vit Nam, ngi gc Vit Nam khng thuc mt trong nhng din php
12
Theo khon 3, iu 3 Lut Quc tch nm 2008 sa i, b sung nm 2014
13
Theo iu 66, iu 67 Ngh nh 71/2010/N-CP ca Chnh ph hng dn v thi hnh Lut Nh
18

lut quy nh ch c php mua v s hu mt cn h chung c dng nh
thng mi. y l nhng yu t cn tr ngi Vit Nam nh c nc ngoi
mua v s hu nh ti Vit Nam m chnh sch php lut cn c hng sa i ph
hp hn, to iu kin hn i vi ngi Vit Nam nh c nc ngoi
Lut Nh nm 2014 va c Quc hi thng qua ngy 25 thng 11 nm 2014
quy nh ngi Vit Nam nh c nc ngoi ch cn c nhp cnh vo Vit
Nam (khng cn phi tha iu kin c tm tr nh quy nh ti iu 66, 67 Ngh
nh 71/2010/N-CP hng dn v thi hnh Lut Nh nh trnh by trn) th
c quyn mua v s hu nh ring l hoc cn h chung c gn lin vi quyn s
dng t m khng b hn ch v s lng v loi nh ring l ni chung, cn h
chung c ni ring c s hu (khon 1, iu 155 Lut Nh nm 2014). y l
hng sa i ph hp ca nh lm lut, p ng c nhng mong mi ca ngi
Vit Nam nh c nc ngoi c mua v s hu nh ti Vit Nam
C nhn nc ngoi
C nhn nc ngoi c nhu cu mua v s hu cn h chung c ti Vit Nam
th c nhn nc ngoi phi c y nng lc hnh vi dn s nh c nhn trong
nc, c php c tr ti Vit Nam t mt nm tr ln, ng thi tha iu kin ang
sinh sng lm vic ti Vit Nam: ngi u t trc tip ti Vit Nam cn thi hn t
mt nm tr ln hoc l thnh vin hi ng qun tr, hi ng qun l hoc ang
c thu gi chc v qun l ca doanh nghip ang hot ng ti Vit Nam; ngi
c cng ng gp cho t nc Vit Nam; ngi c trnh k s, c nhn trong lnh
vc kinh t, khoa hc, cng ngh, mi trng, gio dc-o to c giy php lao ng
hoc giy php hnh ngh chuyn mn ti Vit Nam; ngi c k nng, chuyn mn
c bit c php hnh ngh ti Vit Nam; ngi nc ngoi kt hn vi cng dn
Vit Nam. Ngi c mua v s hu mt cn h chung c dng nh thng mi
(iu 5, Ngh nh 51/2009/N-CP ngy 03 thng 6 nm 2009 ca Chnh ph hng
dn thi hnh mt s iu ca Ngh quyt s 19/2008/QH12 ngy 03 thng 06 nm
2008 ca Quc hi quy nh v vic th im cho t chc, c nhn nc ngoi mua
nh, s hu nh ti Vit Nam - hin Ngh quyt 19/2008/QH12 ht hiu lc)
Chnh sch cho php c nhn nc ngoi c mua v s hu cn h chung c ti
Vit Nam l mt hng m ca nh lm lut, to iu kin khuyn khch c nhn
nc ngoi vo u t ti Vit Nam nhm gp phn thc y kinh t Vit Nam pht
trin i ln. Tuy nhin mc m ca chnh sch vn cn nhiu hn ch i vi c
nhn nc ngoi. Bi c nhn nc ngoi n Vit Nam vi mc ch lm vic v u
t l ch yu nn khng phi tt c mi ngi u c gia nh i cng, trong khi
19

quy nh ca php lut l h bt buc phi tha iu kin ang sinh sng lm vic ti
Vit Nam v c cho php c tr ti Vit Nam t mt nm tr ln. y chnh l
vng mc. Bi i tng iu kin ang sinh sng v lm vic th thng khng
c tr lin tc mt nm ti Vit Nam v a s h n Vit Nam lm vic theo hp ng
ngn hn v h thng xuyn v nc thm gia nh trong cc k ngh l ca c
Vit Nam v nc h dn n th thc vo Vit Nam ca h a s l vi thng nn rt
t trng hp c cp th thng tr hoc tm tr t mt nm tr ln. Cng vi l
quyn s hu cn h chung c ca c nhn nc ngoi cng b hn ch khi h khng
c quyn cho thu cn h chung c mua (khon 1, iu 6, Ngh quyt
19/2008/QH12), trong khi vic s dng cn h chung c khng thng xuyn, lin tc
do phi i cng tc nhiu ni trong nc hoc nc ngoi, nhng v khng c
cho thu trong thi gian khng s dng nh nn h cng khng mun mua nh . V
vy, quy nh php lut vn cn nhiu vng mc cn c xem xt, khc phc
Lu t Nh nm 2014 va c Quc h i thng qua vo ngy 25 thng 11 nm
2014 quy nh c nhn nc ngoi c php nh p cnh vo Vi t Nam th c
quyn s hu nh ti Vi t Nam (khon 3, iu 157, Lu t Nh nm 2014). y l
m t hng sa i ph hp ca nh lm lu t, gip khc phc im hn ch v iu
ki n lu tr t m t nm tr ln ti Vi t Nam i vi c nhn nc ngoi ca Ngh
quyt 19/2008/QH12 nh trnh by trn. ng thi c nhn nc ngoi khng b
hn ch vi c ch c php mua m t cn h chung c dng nh thng mi m c
nhn nc ngoi c mua ti a n 30% s lng cn h chung c trong m t ta
nh chung c thng mi (im b, khon 2, iu 159 Lu t Nh nm 2014), cng
nh vic c nhn nc ngoi mua cn h chung c dng nh thng mi c quyn
cho thu cn h chung c ca mnh khi c nhn nc ngoi khng c nhu cu s
dng nhng phi c vn bn thng bo v vic cho thu nh vi c quan qun l nh
cp tnh ni c nh theo di, qun l v phi np thu t hot ng cho thu
nh ny theo hng dn ca Chnh ph (im a, khon 2, iu 160 Lut Nh nm
2014)
T chc nc ngoi
T chc nc ngoi l doanh nghip c vn u t vn u t nc ngoi ang
hot ng ti Vit Nam t mt nm tr ln theo php lut v u t v khng c chc
nng kinh doanh bt ng sn, c nhu cu v nh cho nhng ngi ang lm vic ti
doanh nghip . Doanh nghip c mua v s hu mt hoc mt s cn h chung
c dng nh thng mi lm nh cho ngi lao ng ca doanh nghip (khon
5, iu 2, Ngh quyt 19/2008/QH12 th im cho t chc, c nhn mua v s hu nh
ti Vit Nam hin Ngh quyt 19/2008/QH12 ht hiu lc)
20

Ti mt s a phng c nhiu doanh nghip c vn u t nc ngoi ang
hot ng v c cc chuyn gia nc ngoi ang lm vic nh: Vnh Phc, Bc Ninh,
Bnh Dng, ng Nai... nhng li khng c cn h chung c dng nh thng mi
ph hp v p ng cc yu cu trong sinh hot ca ngi nc ngoi hoc c cn h
chung c dng nh thng mi nhng li xa ni lm vic, khng thun tin cho
vic i li ca ngi nc ngoi, dn n mc d h c nhu cu v ch nhng
chn phng n thu nh thun tin cho i li, lm vic. Bn cnh l do chi
ph mua cn h chung c cn qu cao so vi chi ph thu nh cho ngi nc ngoi
ang lm vic ti doanh nghip v doanh nghip khng c cho thu, khng
c b tr cho c nhn trong nc s dng khi nh mua khng s dng ht hoc
b trng khi cc chuyn gia lm vic ti doanh nghip ht hn v nc 14. V vy, vic
doanh nghip c vn u t nc ngoi mua v s hu cn h chung c ti Vit Nam
vn cn t
quy nh khng ch doanh nghip c vn u t nc ngoi m chi nhnh, vn
phng i din ca doanh nghip nc ngoi, qu u t nc ngoi khng c chc
nng kinh doanh bt ng sn v chi nhnh ngn hng nc ngoi ang hot ng ti
Vit Nam u c quyn mua cn h chung c dng nh thng mi cho ngi lao
ng ca t chc nc ngoi nhng khng c dng nh cho thu, lm vn
phng hoc s dng vo mc ch khc (khon 2, iu 157 v im b, khon 2 iu
160 Lut Nh nm 2014). Quy nh theo hng m ca nh lm lut to iu kin
khng ch ch th l doanh nghip c vn u t nc ngoi m cn c nhng ch
th khc nh trnh by trn c quyn mua cn h chung c dng nh thng
mi. Bn cnh , lut sa i cn cho php t chc nc ngoi c quyn mua ti
a 30% s lng cn h chung c trong mt ta nh chung c thng mi (im b,
khon 2, iu 159 Lut Nh nm 2014). Nhng quy nh mi ca lut Nh nm
2014 to iu kin kch thch s pht trin ca th trng bt ng sn ni
chung, th trng mua bn cn h chung c ni ring, ng thi thu ht cc nh u t
nc ngoi u t vo Vit Nam
2.1.2.2. Bn mua cn h chung c dng nh x hi
Ngi c mua cn h chung c dng nh x hi l nhng ngi thuc din:
ngi c cng cch mng; cn b, cng chc, vin chc trong c quan, on th Nh
nc; s quan, qun nhn chuyn nghip; ngi lm cng tc c yu (cng tc c mt
14
Theo Bo co 400/BC-CP ca Chnh ph ngy 14 thng 10 nm 2013 v tng kt tnh hnh thc hin Ngh
quyt 19/2008/QH12 v vic th im cho c nhn, t chc nc ngoi mua v s hu nh ti Vit Nam
21

c bit, thuc lnh vc an ninh quc gia, s dng nghip v mt m, k thut mt m
v cc gii php c lin quan bo v thng tin b mt nh nc 15) c hng ch
chnh sch nh qun nhn; cng nhn, ngi lao ng thuc cc thnh phn kinh t
lm vic trong cc khu cng nghip; ngi thu nhp thp, ngi theo chun ngho, h
ngho; h gia nh, c nhn thuc din ti nh c nhng cha c b tr ch . ng
thi cc i tng ny cn phi p ng cc iu kin sau: Th nht, ngi cha c
nh thuc s hu ca mnh (ngi ang thu) hoc c s hu nh nhng din
tch nh nh hn 8m2 sn/ngi hoc nh tm b h hng, dt nt, cha nhn c
bt k h tr t Nh nc. Th hai, ngi mua cn h chung c ca d n pht trin
nh x hi phi thng tr hoc tm tr ti tnh, thnh ph ni c d n v c ng
bo him x hi t mt nm tr ln. Th ba, trng hp ngi thuc din c thu
nhp thp th phi khng np thu thu nhp c nhn thng xuyn. i vi ngi mua
cn h chung c m ngi thuc din ti nh c th thc hin theo quy nh,
hng dn c th ca y ban nhn dn cp tnh ni c d n cn h chung c dng
nh x hi (iu 14 Ngh nh 188/2013/N-CP ngy 20 thng 11 nm 2013 ca
Chnh ph v pht trin v qun l nh x hi)
Nh nc lun khuyn khch v c nhng chnh sch h tr t chc, c nhn kinh
doanh bt ng sn u t to lp qu nh x hi bn, tr chm, tr dn i vi
ngi c cng, cng chc, vin chc, ngi ngho, ngi c thu nhp thp. Trong ,
cc d n cn h chung c l s chn la hng u ca rt nhiu nh u t. Hin nay,
s lng cc d n cn h chung c dng nh x hi c u t xy dng kh
nhiu p ng nhu cu nh ca ngi dn. Tuy nhin, gi bn cn h chung c
dng nh x hi trn thc t khng phi r, thm ch l c mc gi bn ngang mc
gi cn h chung c dng nh thng mi. V d: d n 420 cn h chung c dng
nh x hi ca cng ty c phn xy dng s 3 (Vinaconex) H Ni c mc gi bn
mi m2 cn h l 13 triu ng, cn h 50m 2 c mc gi 650 triu ng16, mt mc
gi cao so vi mc thu nhp ca nhng i tng c mua cn h chung c dng nh
x hi. V vy, bn cnh nhng chnh sch h tr t chc, c nhn kinh doanh bt
ng sn u t to lp qu nh x hi th nh nc cng cn c nhiu chnh sch h
tr hn i vi nhng i tng mua nh x hi nh lp qu h tr nh x hi, h
tr v vn vay v li sut thp cho ngi mua nh x hi
quy nh v i tng v iu kin c mua nh x hi v gi quy nh tng t
15
Theo khon 1, iu 3 Lut C yu nm 2011
16
Anh o Bo in t VnMedia Tp on Bu chnh vin thng Vit Nam, Nghch l gi nh x

hi vn cao, http://vnmedia.vn/VN/bat-dong-san/tin-tuc/nghich-ly-gia-nha-xa-hoi-van-cao-ngat-911020080.html [truy cp ngy 17/9/2014]
22

nh vi Lut Nh nm 2005 sa i, b sung nm 2009 v cc vn bn hng dn
c ban hnh (Ngh nh 188/2013/N-CP ngy 20 thng 11 nm 2013 ca Chnh
ph v pht trin v qun l nh x hi ). Tuy nhin, Lut Nh nm 2014 quy
nh thm v chnh sch h tr i vi nhng i tng c mua nh x hi ni
chung, cn h chung c dng nh x hi ni ring v chnh sch h tr c th s
c Chnh ph quy nh, iu ny gip khc phc c s hn ch ca quy nh
php lut hin hnh v chnh sch h tr cho i tng c mua nh x hi
2.2. i tng ca hp ng mua bn cn h chung c
Ch u t d n cn h chung c c php bn cn h chung c i vi cn h
chung c xy dng c sn, cn h ang xy dng v cn h chung c hnh thnh trong
tng lai theo d n, thit k v tin xy dng c c quan c thm quyn ph
duyt17. y l s khc bit gia ch u t d n cn h chung c so vi cc ch th
khc khi cc ch th ny ch c quyn bn cn h chung c khi c Giy chng
nhn quyn s hu nh
2.2.1. Cn h chung c hnh thnh trong tng lai
Quy nh php lut hin hnh khng a ra nh ngha v cn h chung c hnh
thnh trong tng lai. Tuy nhin, ti khon 2, iu 4 Ngh nh 163/2006/N-CP ngy
29 thng 12 nm 2006 c sa i, b sung nm 2012 ca Chnh ph v giao dch
bo m quy nh: ti sn hnh thnh trong tng lai gmti sn ang trong giai
on hnh thnh hoc ang c to lp hp php ti thi im giao kt giao dch
bo m. T khi nim v ti sn hnh thnh trong tng lai, c th a ra nhn nh
v cn h chung c hnh thnh trong tng lai l cn h chung c ang trong giai on
hnh thnh hoc ang c to lp hp php ti thi im giao kt hp ng mua bn
cn h chung c gia ch u t v khch hng. Lut Kinh doanh bt ng sn nm
2006 cho php ch u t c bn cn h chung c hnh thnh trong tng lai nhm
mc ch huy ng vn phc v cho d n. Sau khi k hp ng, ch u t tip
tc thc hin d n theo ng thit k k thut v tin xy cn h chung c
tha thun vi khch hng
Ch u t ch c k hp ng mua bn cn h chung c vi khch hng khi
thit k k thut nh chung c, cn h chung c c ph duyt v n v thi cng
xy dng xong phn i ging mng hoc t n cao mt bng sn ca tng
thp nht ca cng trnh nh chung c v c nghim thu k thut. i vi cn h
chung c dng nh thng mi th ch u t cn phi hon thnh th tc mua bn
cn h chung c qua sn giao dch bt ng sn v thng bo vic thc hin giao dch
17
Theo khon 1, iu 22 Lut Kinh doanh bt ng sn nm 2006
23

mua bn cn h chung c hnh thnh trong tng lai vi S Xy dng ni c d n
cn h chung c bit trc t nht 15 ngy trc khi k hp ng vi khch hng c
quy nh ti im , iu 9 Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca
Chnh ph quy nh v thi hnh Lut Nh . Ring i vi cn h chung c dng nh
x hi th ch u t phi lp danh sch nhng i tng thuc din v iu kin
c mua cn h chung c v gi v S Xy dng ni c d n cn h chung c, sau
15 ngy S Xy dng khng c kin th ch u t c quyn k hp ng mua
bn cn h chung c vi ngi mua c quy nh ti im , iu 14 Thng t
08/2014/TT-BXD ngy 23 thng 5 nm 2014 ca B Xy dng hng dn Ngh nh
188/2013/N-CP ca Chnh ph v qun l v pht trin nh x hi
Giao dch mua bn cn h chung c hnh thnh trong tng lai gia ch u t
vi khch hng mang li nhiu mt tch cc: v pha ch u t c thm ngun vn
bo m cho d n c hon thnh ng tin ra, v pha khch hng th vic
k hp ng gip khch hng bo m c c cn h vi gi bn cn h c n
nh trc, trnh c nhng bin ng v gi cn h chung c do th trng tc ng
v sau ny. Tuy nhin, bn cnh mt tch cc th giao dch mua bn cn h chung c
hnh thnh trong tng lai cng c mt hn ch, ri ro cho ngi mua. Bi ngi mua
ch c s bo m c mua cn h chung c bng mt hp ng trn giy k vi
ch u t, tin mua cn h th trao cho ch u t nhng nu ch u t khng hon
thnh d n, khng th bn giao cn h chung c cho ngi mua th xem nh khon
tin ngi mua b ra c kh nng mt hon ton
Lut Kinh doanh bt ng sn nm 2014 va c Quc hi thng qua ngy 25
thng 11 nm 2014 c a ra nh ngha v nh, cng trnh xy dng hnh thnh
trong tng lai l nh, cng trnh xy dng ang trong qu trnh u t xy dng v
cha c nghim thu a vo s dng theo quy nh ca php lut v xy
dng(khon 10, iu 3 Lut Kinh doanh bt ng sn nm 2014). T khi nim trn,
a ra c khi nim cn h chung c hnh thnh trong tng lai l cn h chung c
ang trong qu trnh u t xy dng v cha c nghim thu a vo s dng
theo quy nh ca php lut v xy dng. Nh vy, vi vic Lut Kinh doanh bt ng
sn nm 2014 ra i a ra c nh ngha thng nht v nh, cng trnh xy dng
hnh thnh trong tng lai ni chung, cn h chung c hnh thnh trong tng lai ni
ring l i tng ca giao dch mua bn gia ch u t v khch hng
2.2.2. Cn h chung c ang xy dng
Cn h chung c ang xy dng c ch u t bn thng l cn h chung c
c xy th v cha hon thin cc hng mc nh: in, nc cha lp t v u
24

ni ra bn ngoi; phn t, trt vch ca cn h, cc nh v sinh cha c hon thin;
trn nh cha c t, trt v ng trn; cc phng ng cha c xy ngn vch;
sn nh cha c lt gch, hoc lt vn sn; nh v sinh cha chng thm, lt gch;
thit b v sinh, h thng n cha lp t 18. Khch hng mua cn h chung c c
xy th s b ra mt khon chi ph sa sang, nng cp theo nhu cu ca mnh. Vic
hon thin cc hng mc ny ca cn h chung c khng lm nh hng n kt cu,
cu trc ca nh chung c, cng nh khng lm nh hng kt cu cc cn h chung
c khc xung quanh
Hin nay, cc ch u t d n cn h chung c thng bn cn h chung c
c xy th. Bi bt ngun t tm l ca mt lng khch hng khng nh mun
mua cn h chung c dng ny, sau h t b tin u t thm mt khon nhm
sa sang cn h chung c theo thch v ph hp mc ch s dng ca bn thn v
gia nh cng nh gim bt p lc v gi mua v tit kim c mt khon chi ph sa
sang li cn h chung c theo ng nu phi mua cn h chung c c sn; v pha
ch u c vic bn cn h chung c xy th cng gip ch u t gim i mt phn
sc p t vn vay u t d n, ch u t thu c tin t khch hng, cn i
c ti chnh ca d n ng thi trnh c nguy c tn kho cn h chung c
2.2.3. Cn h chung c c sn
Cn h chung c c sn l dng cn h chung c c ch u t xy
dng hon thnh ng theo thit k k thut, hon thin nhng hng mc xy dng
bn trong, bn ngoi cn h chung c nh h thng in, nc, vch, trn, sn nh, cc
phng, nh v sinh u c t, trth thng h tng k thut, h tng x hi
c xy dng hon chnh, khch hng ch vic mua cn h chung c v s dng. V
cn h chung c c xy dng hon thnh nn gi bn cn h cao hn so vi gi
bn cn h chung c c xy th cng loi nn khch hng cn c ngun ti chnh
mua cn h chung c dng ny. u im ca cn h chung c c sn l khch
hng khng cn phi b chi ph xy dng hon thin cn h chung c nh i vi
cn h chung c c xy th hoc mt khong thi gian ch i c nhn cn h
chung c nu mua cn h chung c hnh thnh trong tng lai
thng 11 nm 2014 c a ra nh ngha v nh, cng trnh xy dng c sn ti khon
9, iu 3 Lut Kinh doanh bt ng sn nm 2014: Nh, cng trnh xy dng c sn
l nh, cng trnh xy dng hon thnh vic u t xy dng v nghim thu a
18
17
Thanh H, Nh xy th, th th no?, Tp ch Kin trc Vit Nam s thng 3/2013, Vin Kin trc quc gia
B Xy dng, trang 10
25

vo s dng theo quy nh ca php lut v xy dng. T c th a ra khi nim
cn h chung c c sn l cn h chung c c ch u t hon thnh vic u t
xy dng v c ch u t nghim thu a vo s dng theo quy nh ca php lut
v xy dng. Nh vy, vi vic Lut Kinh doanh bt ng sn nm 2014 ra i a
ra c nh ngha thng nht v nh, cng trnh xy dng c sn ni chung, cn h
chung c c sn ni ring l i tng ca giao dch mua bn gia ch u t v
khch hng
Tm li, ty vo nhu cu mua cn h chung c c cp thit hay khng v kh
nng ti chnh cho php, khch hng c th chn la mua cn h chung c xy dng
c sn, cn h chung c ang xy dng hoc cn h chung c hnh thnh trong tng
lai. Bn cnh th Lut Kinh doanh bt ng sn nm 2014 c quy nh khc so vi
lut Kinh doanh bt ng sn nm 2006 khi ch quy nh c hai loi hnh nh, cng
trnh xy dng c u t xy dng kinh doanh l nh, cng trnh xy dng c
sn v nh, cng trnh xy dng hnh thnh trong tng lai (tr cc loi nh, cng
trnh xy dng thuc s hu ton dn, cc loi nh, cng trnh xy dng phc v quc
phng, an ninh c c quan nh nc c thm quyn cho php a vo kinh doanh)
c quy nh ti iu 5 Lut Kinh doanh bt ng sn nm 2014. Do , theo lut
mi th cn h chung c c ch u t a vo kinh doanh ch cn hai loi hnh l
cn h chung c hnh thnh trong tng lai v cn h chung c c sn, khng cn loi
hnh cn h chung c ang xy dng nh Lut Kinh doanh bt ng sn nm 2006
2.3. Ni dung ca hp ng mua bn cn h chung c
Ni dung c bn ca mt hp ng mua bn cn h chung c gm: tn, a ch
bn bn v bn mua; cc thng tin v cn h chung c; gi mua bn cn h chung c,
phng thc v thi hn thanh ton; quyn v ngha v cc bn c quy nh ti
khon 1, iu 70, Lut Kinh doanh bt ng sn nm 2006. Ring i vi Lut Kinh
doanh bt ng sn nm 2014 va c Quc hi thng qua ngy 25 thng 11 nm
2014 vn quy nh ni dung c bn ca hp ng tng t nh quy nh ca Lut
Kinh doanh bt ng sn nm 2006:
2.3.1. Tn v a ch ca bn bn, bn mua
Tn ch th xc nh t cch, a v php l ca ch th trong hp ng mua
bn cn h h chung c, y l iu kin tin quyt hp ng c thc hin. Tn
v a ch ca bn bn cn h chung c gm: tn ca ch u t d n cn h chung
c (tn doanh nghip hoc hp tc x kinh doanh bt ng sn), a ch tr s; tn
ngi i din hp php ca ch u t, chc v. Tn v a ch ca bn mua cn h
chung c: tn khch hng hoc ngi i din y quyn, a ch; trng hp l t
26

chc th l tn ca t chc, tn ngi i din theo php lut hoc i din theo y
quyn ca t chc, a ch ca t chc .
2.3.2. Thng tin cn h chung c c bn
Thng tin cn h chung c l mt ni dung quan trng trong vic thc hin hp
ng mua bn cn h chung c. y l c s ch u t phi bn giao ng cn h
vi nhng thng tin c m t trong hp ng cho khch hng. Thng tin cn h
chung c gm thng tin v v tr ca cn h chung c (s ca cn h chung c, s tng
nh chung c, tn nh chung c, a ch nh chung c); thng tin v t xy dng nh
chung c c cn h chung c c bn (a im ta lc ca tha t, din tch t s
dng xy dng nh chung c); din tch sn xy dng cn h; din tch s dng cn h
(din tch thng thy c dng tnh gi bn cn h chung c). Trong trng hp,
din tch s dng cn h ghi trong hp ng tng ln hoc gim i so vi din tch s
dng cn h thc t o c ti thi im bn giao cn h chung c (thng xy ra i
vi cn h chung c hnh thnh trong tng lai) th ph thuc vo % din tch tng ln
hoc gim xung so vi din tch ghi trong hp ng m cc bn c th tha thun
iu chnh gi bn hoc khng iu chnh gi bn trn din tch s dng cn h chung
c thc o
Giao dch mua bn cn h chung c gia ch u t v khch hng cn thit phi
c tha thun v vic ch u t phi bo m cht lng cng trnh gm vic xy
dng cn h chung c ng thit k c ph duyt v s dng ng (hoc tng
ng) cc vt liu xy dng cn h chung c. Bi xut pht t quyn c yu
cu ch u t phi bi thng thit hi nu giao cn h chung c khng ng cht
lng, khng ng cam kt (khon 4, iu 26 Lut Kinh doanh bt ng sn nm
2006) v ngha v giao cn h chung c ng cht lng, ng cam kt tha thun
cho bn mua ca ch u t (khon 2, iu 25 Lut Kinh doanh bt ng sn nm
2006). V vy, c s bn mua c th thc hin c quyn yu cu bi thng ca
mnh v ngha v bn bn phi c trch nhim thc hin th cn thit cc bn phi tha
thun v cht lng cng trnh (thit k cn h chung c, vt liu s dng cho cn h
chung c) v ghi c th s tha thun ca cc bn vo trong hp ng mua bn
cn h chung c
Thi im bn giao cn h chung c, cc bn phi ghi r trong bin bn bn giao
cn h chung c hoc trong ph lc hp ng di n tch s dng cn h chung c thc
t (din tch thng thy) bn giao v di n tch ghi trong hp ng mua bn cn h
chung c k; bin bn bn giao cn h hoc ph lc hp ng c coi l mt b
phn khng th tch ri ca hp ng mua bn cn h (khon 2, iu 21 Thng t
16/2010 ngy 01 thng 9 nm 2010 c sa i, b sung nm 2014 ca B Xy dng
27

hng dn Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca Chnh ph quy
nh chi tit v hng dn thi hnh Lut Nh )
2.3.3. Gi bn cn h chung c, phng thc v thi hn thanh ton
Gi bn cn h chung c
Gi bn cn h chung c c cc bn t tha thun 19, bi xut pht t nguyn
tc t do giao kt hp ng. Gi bn cn h chung c l mt trong nhng ni dung c
bn cn c ca hp ng mua bn cn h chung c, gi bn hp l c cc bn ng
thun s ng vai tr gn nh quyt nh hp ng mua bn cn h chung c c
k kt thnh cng. Trn thc t, gi bn cn h chung c c ch u t a ra v
bn mua nu khng ng vi mc gi bn , bn mua c th tha thun vi ch u
t c gi bn cn h chung c tt nht
Gi bn cn h chung c dng nh x hi do ch u t d n xy dng a ra,
mc gi bn cn h chung c c ch u t xc nh cn c trn c s m bo
nguyn tc tnh vn, k c li vay v li nhun nh mc ca ton b d n khng
vt qu 10% tng chi ph u t; trng hp d n cn h chung c c gi bn thp
hn sut u t xy dng d n cn h chung c cng loi do y ban nhn dn cp
tnh cng b ti cng thi im th c php tnh t l li nhun nh mc trong gi
ca d n cn h chung c khng vt qu 15% tng chi ph d n. y ban nhn dn
cp tnh chu trch nhim thm nh gi bn cn h chung c dng nh x hi trn
a bn qun l (im a, im c khon 2, iu 15, Ngh nh 188/2013/N-CP ca
Chnh ph v pht trin nh x hi)
Ch u t nh gi bn cn h chung c cn c vo gi bn 1m 2 sn cn h
chung c v din tch s dng cn h chung c hay cn c gi l din tch thng
thy (khon 2, iu 21 Thng t 16/2010/TT-BXD ngy 01 thng 9 nm 2010 c
sa i, b sung nm 2014 ca B Xy dng quy nh c th v hng dn thc hin
Ngh nh 71/2010/N-CP v thi hnh Lut Nh ). Trong , gi bn 1m 2 sn cn h
chung c c ch u t phn b trong cc khon gm chi ph u t xy dng
cng trnh nh chung c (phn mng, khung, ct, tng chu lc, phn cn h, hnh
lang, cu thang, thang my, mi, thit b s dng chung trong nh chung c), tin s
dng t, li nhun ca ch u t, thu, khon kinh ph bo tr nh chung c 2%, cc
khon chi ph khci vi nhng cng trnh xy dng khc nh cng vin, nh th
thao, tng hm xe ca nh chung c,th ty vo vic ch u t c a chi ph
u t, xy dng chng vo gi bn 1m 2 cn h chung c hay khng xc nh
19
Theo khon 1, iu 68 Lut Kinh doanh bt ng sn nm 2006
28

nhng cng trnh xy dng ny thuc s hu, s dng chung ca cc ch s hu nh
chung c hay thuc s hu ring ca ch u t d n cn h chung c
Phng thc thanh ton
Hnh thc thanh ton trong giao dch mua bn cn h chung c c ch u t
v khch hng tha thun la chn theo phng thc thanh ton bng tin mt trc
tip cho ch u t hoc chuyn khon qua ngn hng. Vic thanh ton c cc bn
tha thun v ghi c th trong hp ng theo hnh thc tr tin mt ln, tr tin ng
trc hoc tr chm, tr dn (khon 2, iu 69 Lut Kinh doanh bt ng sn nm
2006)
Hnh thc tr chm, tr dn l mt dng c bit ca hp ng mua bn ti sn
ni chung, hp ng mua bn cn h chung c ni ring. Bi c im ca phng
thc tr tin ny l khch hng ch phi tr ht tin mua sau mt thi gian nhn cn h
chung c (iu 461, B lut Dn s nm 2005). Trong giai on kh khn ca th
trng bt ng sn hin nay, vic thanh ton bng tr chm, tr dn c rt nhiu
ch u t s dng, va gip ch u t bn c cn h va to iu kin v thi
gian thanh ton cho khch hng. Trong thc tin p dng hnh thc tr chm, tr dn
c ch u t vn dng kh linh hot. V d: khch hng thanh ton trc mt
khon tin t 30-50% gi cn h chung c cho ch u t th khch hng c nhn
cn h chung c, khon tin cn li ch u t cho khch hng tr chm, tr dn trong
mt khon thi gian nht nh
Hnh thc ng tin trc bt buc s dng i vi giao dch mua bn cn h
chung c hnh thnh trong tng lai gia ch u t vi khch hng, cc bn c th
tha thun phng thc thanh ton tin mt trc tip hoc thng qua t chc tn dng.
Vic ng tin trc phi c thc hin nhiu ln theo tha thun, ln u ch u t
ch c huy ng tin ng trc khi bt u trin khai xy dng c s h tng k
thut theo tin v ni dung ca d n cn h chung c c ph duyt (ch u
t phi xy xong phn i ging mng hoc t n cao mt bng sn ca tng thp
nht ca cng trnh nh chung c v c nghim thu k thut). Cc ln huy ng tin
ng trc tip theo ca ch u t phi ph hp vi tin xy dng cng trnh
tha thun trong hp ng vi bn mua. Ch u t phi s dng ng mc ch tin
ng trc ca bn mua u t to lp cn h chung c 20. Php lut quy nh hnh
thc ng tin trc theo tin xy dng ca ch u t nhm bo v quyn li
ca ngi mua, bi ch u t xy dng tin n u th ngi mua ng tin n
, trnh vic ch u t s dng sai mc ch tin ng trc
20
Theo iu 4, Ngh nh 153/2007/N-CP ca Chnh ph quy nh v thi hnh Lut Kinh doanh bt ng sn
29

Tng s tin m ch u t c huy ng t tin ng trc ca ngi mua cn
h chung c hnh thnh trong tng lai ti a ch c 70% gi cn h chung c ghi
trong hp ng, 30% s tin cn li c ngi mua thanh ton cho ch u t khi
nhn bn giao cn h chung c, ngi mua c th thanh ton ht ngay thi im bn
giao cn h chung c hoc tr chm, tr dn theo tha thun ca cc bn ghi trong hp
ng c quy nh ti khon 1, iu 39 Lut Nh nm 2005 sa i, b sung nm
2009. Tuy nhin, iu lut li khng quy nh vic ng tin ln u tin ca bn mua
chim bao nhiu phn trm trong 70% gi bn cn h chung c hnh thnh trong tng
lai m bn mua phi ng trc cho bn bn v y l im hn ch ca lut, v bn bn
c th li dng a ra iu khon trong hp ng yu cu bn mua phi thanh ton
ln u tin vi s tin ln (chng hn 65% gi bn cn h chung c) v iu to
s bt li cho bn mua khi khng c s rng buc i vi bn bn v gii hn s tin
ng trc ln u tin, cng nh cho thy nng lc ti chnh hn ch ca bn bn khi
phi huy ng s tin ng trc ln t bn mua u t cho d nV vy Lut
Kinh doanh bt ng sn nm 2014 c Quc hi thng qua ngy 25 thng 11 nm
2014 quy nh i vi giao dch bt ng sn hnh thnh trong tng lai ni chung,
cn h chung c hnh thnh trong tng lai ni ring th ch u t ch c thu tin
ln u khng c thu qu 30% gi tr hp ng c quy nh ti khon 2, iu 19
Lut Kinh doanh bt ng sn nm 2014
Thi im bn mua thanh ton tin cho bn bn l thi im bn bn xut bin
nhn hay phiu thu nhn tin t bn mua hoc thi im s tin c bn bn
chuyn khon cho bn mua thng qua t chc tn dng vi ngy, thng, nm c th th
hin trn phiu thu
Tin s dng cho vic thanh ton cho cn h chung c phi c quy nh c
th trong hp ng, cc bn khng c s dng ngoi hi: ngoi t, giy t c gi
bng ngoi t, vng thuc d tr ngoi hi nh nc, tin Vit Nam ng c s
dng trong thanh ton quc t thanh ton tin mua cn h chung c (iu 3, iu
4, Thng t 32/2013/TT-NHNN ngy 26 thng 12 nm 2013 ca Ngn hng Nh nc
v hng dn thc hin quy nh hn ch s dng ngoi hi trn lnh th Vit Nam)
Thi hn thanh ton
Khon 1, iu 149 B lut Dn s nm 2005 quy nh: thi hn l mt khong
thi gian c xc nh t thi im ny n thi im khc. Nh vy, thi hn
thanh ton tin mua cn h chung c l khong thi gian c ch u t v khch
hng tha thun thc hin vic thanh ton. Thi hn thanh ton c th c xc
nh bng nhiu cch nh: xc nh thi im ngy, thng, nm thc hin vic thanh
30

ton hoc trong thi hn bao nhiu ngy, bao nhiu thng tnh t thi im k kt hp
ng th khch hng c ngha v thanh ton tin mua cn h chung c cho ch u t
Cc bn tha thun trong hp ng mua bn cn h chung c theo hnh thc tr
chm, tr dn th phi ghi c th thi hn thanh ton tr chm, tr dn v s tin thanh
ton tr chm, tr dn vo trong hp ng c quy nh ti im a, khon 2 iu 14
Lut Kinh doanh bt ng sn nm 2006. lm c s thc hin ngha v thanh ton
tin mua cn h chung c ng thi hn ca bn mua, trnh pht sinh tranh chp v
thi hn thanh ton gia cc bn sau ny
Thi hn thanh ton tin ng trc i vi bn mua cn h chung c hnh thnh
trong tng lai c xc nh tng ng vi tin xy dng ca ch u t. Mi
thi im thanh ton v s tin ng trc phi ph hp vi tin xy dng c
bn bn v bn mua tha thun. V d: d n chung c 10 tng ca ch u t A; A
tha thun bn cn h chung c hnh thnh trong tng lai cho B, trong tha thun
thanh ton thnh nm ln vi thi hn nh sau: ln thanh ton u tin c thc hin
khi hai bn k hp ng; ln thanh ton th hai thc hin khi sn tng ba nh chung c
c ; ln thanh ton th ba thc hin khi sn tng by nh chung c c ; ln
thanh ton th t thc hin khi sn tng mi nh chung c c ; ln thanh ton
th nm thc hin khi bn mua nhn bn giao cn h chung c c mt thng.
Trc mi thi im ti hn thanh ton, ch u t c trch nhim thng bo bng vn
bn (chuyn bu in, fax,) hoc cch thc khc cho khch hng bit r s tin phi
thanh ton v thi hn phi thanh ton. Bi xut pht t quyn c yu cu bn mua
phi thanh ton tin mua cn h ng thi hn, ng phng thc tha thun trong
hp ng v thc hin c quyn ny th bn bn cn phi thng bo cho bn mua
2.3.4. Quyn v ngha v ca bn bn, bn mua cn h chung c
Quyn v ngha v ca cc bn l ni dung khng th thiu trong mt hp ng
mua bn cn h chung c, n quyt nh hp ng mua bn cn h chung c c
hnh thnh v thc hin c hay khng. Ni dung c bn v quyn v ngha v cc
bn trong hp ng c quy nh ti iu 24 n iu 27, Lut Kinh doanh bt ng
sn nm 2006. Ring i vi Lut Kinh doanh bt ng sn nm 2014 va c Quc
hi thng qua ngy 25 thng 11 nm 2014 th ni dung v quyn v ngha v ca bn
bn, bn mua c quy nh t iu 24 n iu 27 ca lut mi c nhng quy nh
tng ng vi Lut Kinh doanh bt ng sn nm 2006. Bn cnh lut mi cng
c sa i, b sung thm mt s ni dung quy nh v quyn v ngha v ca bn bn:
yu cu bn mua hon thnh cc th tc mua bn trong thi hn tha thun; khng
bn giao nh, cng trnh xy dng khi cha nhn tin nh tha thun; thng
31

bo cho bn mua v cc hn ch quyn s hu nh, cng trnh xy dng nu c; bo
qun nh, cng trnh xy dng bn trong thi gian cha bn giao cho bn mua
v quyn v ngha v ca bn mua: yu cu bn bn hon thnh cc th tc mua bn
nh trong thi hn tho thun; yu cu bn bn giao nh, cng trnh xy dng
theo ng tin , cht lng v cc iu kin khc tha thun trong hp ng km
theo Giy chng nhn quyn s dng t, quyn s hu nh v ti sn khc gn lin
vi t; tr tin mua nh, cng trnh xy dng ng thi hn, theo phng thc
tho thun; nu khng c tho thun v thi hn v a im tr tin th bn mua phi
tr vo thi im bn bn giao nh, cng trnh xy dng v ti ni c nh, cng trnh
xy dngTrong , mt s quy nh mi v quyn v ngha v ca bn bn, bn mua
c nh lm lut b sung vo Lut Kinh doanh bt ng sn nm 2014 c rt ra t
B lut Dn s nm 2005 nh: i) quyn khng bn giao nh, cng trnh khi cha nhn
tin; ngha v thng bo cho bn mua v hn ch quyn s hu nh, cng trnh;
ngha v bo qun nh, cng trnh trong thi gian cha bn giao cho bn mua ca bn
bn c rt ra t khon 1, khon 2 iu 451 v khon 4, iu 452 B lut Dn s
nm 2005. ii) nu khng c tha thun thi hn v a im tr tin th bn mua phi
c ngha v tr tin vo thi im bn bn giao nh, cng trnh xy dng v ti ni c
nh, cng trnh xy dng c rt ra t khon 1, iu 453 B lut Dn s nm 2005
2.3.4.1. Quyn v ngha v ca bn bn cn h chung c
Quyn ca bn bn cn h chung c
Bn bn c quyn yu cu bn mua thanh ton tin theo thi hn v phng
thc tha thun trong hp ng; yu cu bn mua nhn cn h chung c theo thi
hn tha thun; yu cu bn mua bi thng thit hi do li ca bn mua gy ra;
bn bn c n phng chm dt hoc hy b hp ng khi bn mua vi phm iu
kin n phng hoc hy b hp ng do hai bn tha thun trong hp ng (iu
24, Lut Kinh doanh bt ng sn nm 2006):
Bn bn c quyn yu cu bn mua thanh ton tin theo thi hn v phng
thc tha thun. y l quyn ca bn bn p ng li ngha v thanh ton tin
mua cn h chung c ng thi hn v phng thc tha thun trong hp ng ca
bn mua c quy nh ti khon 1, iu 27 Lut Kinh doanh bt ng sn nm 2006.
Khi tham gia quan h mua bn cn h chung c, bn bn nhm ti mc ch c c mt
khon tin nht nh tha mn nhu cu ca mnh, vic bn mua thanh ton tin
ng hn l mt yu t quan trng tha mn nhu cu ca bn bn. V d: ch u t
cn bn mua thanh ton tin mua cn h chung c hnh thnh trong tng lai ng thi
32

hn d n c thc hin ng tin xy dng, khng b chm tin do thiu
ngun vn huy ng t bn mua
Ngoi vic yu cu bn mua phi thanh ton tin mua cn h chung c ng thi
hn tha thun, bn bn c quyn khng bn giao cn h chung c khi cha nhn
tin mua cn h nh tha thun c quy nh ti khon 4, iu 454, B Lut
Dn s nm 2005. y l mt bin php gip bo v quyn li cho bn bn, bn bn
c quyn bo lu quyn s hu cn h chung c v c quyn t chi bn giao cn h
chung c hoc t chi bn giao bn chnh Giy chng nhn quyn s hu nh cho
bn mua cho n khi bn mua hon tt cc ngha v thanh ton tin theo tha thun
trong hp ng mua bn cn h chung c cho bn bn. V d: cc bn tha thun trong
hp ng mua bn cn h chung c th trc thi im bn giao cn h chung c, bn
mua phi thanh ton 60% gi cn h cho ch u t nhng n thi im bn giao cn
h th bn mua ch tr c 50% gi cn h. V vy, ch u t c quyn t chi
bn giao cho h cho bn mua cho n khi bn mua thc hin ng ngha v thanh ton
cho ch u t c ghi trong hp ng mua bn cn h chung c
Bn bn c quyn yu cu bn mua nhn cn h chung c theo thi hn
c cc bn tha thun trong hp ng. y l quyn ca bn bn p ng ngha
v nhn cn h chung c ng thi hn tha thun ca bn mua c quy nh ti
khon 2, iu 27 Lut Kinh doanh bt ng sn nm 2006. Bn cnh , quyn ny
m bo khng ch quyn li ca bn mua c nhn cn h chung c m cn m
bo quyn li ca bn bn v bn bn phi c ngha v phi bo qun cn h chung c
n khi bn giao cho bn mua theo khon 2, iu 451, B Lut Dn s nm 2005. Bn
bn phi bo v, trng coi, gi gn cn h chung c. Khi cn thit bn bn cn phi b
ra cc chi ph sa cha cc h hng ca cn h chung c do cc nguyn nhn khch
quan gy ra nh gi bo, chynhm gi tnh trng cn h chung c mc nh
tha thun vi bn mua. Ngha v bo qun cn h chung c pht sinh t thi im
cc bn giao kt hp ng v bn bn ch phi thc ngha v ny trong khong thi
gian cha giao cn h chung c cho bn mua. Ngha v bo qun cn h chung c ca
bn bn chm dt khi bn mua nhn bn giao cn h chung c21
Trong trng hp bn mua khng nhn cn h chung c ng thi hn tha
thun, s lm tng thm kh nng chu trch nhim ri ro i vi cn h chung c v
pha bn bn. V vy, vic chm tip nhn cn h chung c ca bn mua nu gy thit
hi cho bn bn th bn mua phi bi thng thit hi c quy nh ti khon 4, iu
21
Hong Th Lin, Bnh lun khoa hc B Lut Dn s nm 2005, Nh xut bn Chnh Tr Quc Gia, 2009,
trang 330
33

27, Lut Kinh doanh bt ng sn nm 2006. V d: bn mua chm tip nhn cn h
chung c hn nm thng. Trong khon thi gian ny, bn bn phi thu ngi trng
gi cn h chung c cho bn mua, v vy bn bn c quyn yu cu bn mua bi
thng cho bn bn khon chi ph thu ngi bo qun cn h chung c cho bn
mua trong khong thi gian nm thng
Bn bn c quyn n phng chm dt hp ng mua bn cn h chung c
do bn mua vi phm iu kin n phng chm dt c cc bn tha thun hoc
php lut quy nh (nh trng hp bn mua khng thc hin ng cam kt ng tin
trc cho bn bn d bn bn nhiu ln yu cu bn mua thc hin). V nguyn tc,
hu qu ca vic bn bn n phng chm dt hp ng mua bn cn h chung c l
ti thi im giao kt, hp ng vn c hiu lc i vi cc bn v hp ng ch ht
hiu lc k t thi im bn mua nhn c thng bo n phng chm dt hp
ng mua bn cn h chung c t bn bn. Bn thc hin ngha v trong thi gian
hp ng hiu lc c quyn yu cu bn kia thanh ton phn ngha v mnh thc
hin. Bn mua nu c li lm hp ng mua bn cn h chung c b n phng chm
dt th phi bi thng thit hi cho bn bn (iu 426, B lut Dn s nm 2005)
Bn bn c quyn yu cu bn mua bi thng thit hi do li ca bn mua gy
ra. Xut pht t nguyn tc, bn c li dn n thit hi cho bn kia th phi bi
thng, vic bi thng thit hi nhm khc phc, b p cho bn b thit hi. V vy,
bn bn c quyn yu cu bn mua phi bi thng do li ca bn mua gy ra cho bn
bn. V d: bn mua chm thanh ton tin mua cn h dn n vic bn bn khng c
tin tr li phn vn vay ngn hng phc v cho d n nn b ngn hng pht
tin do chm tr li. Bn bn c quyn yu cu bn mua phi bi thng khon tin b
pht cho bn bn
Bn bn c quyn hy hp ng mua bn cn h chung c do bn mua vi
phm iu kin hy hp ng c cc bn tha thun hoc php lut c quy nh. V
nguyn tc, bn bn hy b hp ng v khng phi bi thng thit hi cho bn mua,
v hu qu khi hp ng mua bn cn h chung c b hy th hp ng khng c hiu
lc k t thi im giao kt v cc bn phi hon tr li cho nhau nhng g nhn.
Bn mua c li lm hp ng b hy b th phi bi thng cho bn bn (iu 425, B
lut Dn s nm 2005). V d: ch u t v bn mua tha thun bn mua thanh ton
tin lm ba t th c bn giao cn h chung c, mi t thanh ton nu tr hn qu
mt thng th bn bn c quyn hy hp ng v bn mua phi bi thng mt
khon tin cho bn bn. Qu trnh thc hin hp ng, bn mua thanh ton c hai
t v khng thanh ton t ba nn ch u t hy hp ng. Nh vy, khi hy hp
ng th ch u t phi tr li tin thanh ton hai t cho bn mua v bn mua phi
34

bi thng mt khon tin c cc bn tha thun ghi trong hp ng cho ch u
t
Ngha v ca bn bn cn h chung c
iu 25, Lut Kinh doanh bt ng sn nm 2006 quy nh: bn bn c ngha v
cung cp thng tin y v cn h chung c v chu trch nhim v thng tin do
mnh cung cp; giao cn h chung c cho bn mua theo ng tin , cht lng
tha thun trong hp ng; chuyn giao quyn s hu cn h chung c cho bn mua;
bo hnh cn h chung c bn; bi thng thit hi do li ca bn bn gy ra:
Ngha v cung cp thng tin cn h chung c l yu cu bt buc i vi bn
bn. Nhng thng tin bn bn cung cp cho bn mua nh thng tin v quy hoch chi
tit thit k nh chung c, cn h chung c ph duyt, cc bn v thit k cn h
chung c, thng tin v din tch cn h, cht lng cn h chung c vic cung cp
thng tin phi c bn bn thc hin y , trung thc khng gi di, ngy to. V
nguyn tc, khi bn bn khng cung cp thng tin cn thit v cn h chung c d bn
mua nhiu ln yu cu bn bn thc hin, th bn mua c quyn hy b hp ng
mua bn cn h chung c v yu cu bn bn phi bi thng thit hi nu c thit hi
xy ra cho bn mua c quy nh ti iu 442, B lut Dn s nm 2005
Bn bn phi chuyn giao quyn s hu cn h chung c cho bn mua. Quyn s
hu cn h chung c c chuyn giao t ch u t sang bn mua k t thi im
ch u t bn giao cn h chung c cho bn mua theo tha thun ghi trong hp ng,
vic bn giao cn h chung c phi c cc bn lp thnh vn bn (khon 5, iu 93
Lut Nh 2005 sa i, b sung nm 2009). ng thi bn bn c trch nhim lm
th tc c quan nh nc c thm quyn cp Giy chng nhn quyn s hu nh
(c quan qun l nh cp tnh) v bn giao cc giy t c lin quan n cn h chung
c nh bn v thit k, bn v chi tit cn h chung ccho bn mua trong thi gian
ti a l 50 ngy, k t ngy bn giao cn h chung c cho bn mua. Trong trng hp
ch u t c php xy dng cn h chung c trn t thu ca Nh nc bn
cho cc i tng l t chc, c nhn trong nc, ngi Vit Nam nh c nc
ngoi thuc din c s hu nh ti Vit Nam th phi lm th tc c quan nh
nc c thm quyn cng nhn quyn s dng t n nh lu di cho ngi mua v
ch u t phi np tin s dng t cho Nh nc theo quy nh ca php lut c
quy nh ti khon 7, iu 16 Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010
ca Chnh ph quy nh chi tit v hng dn Lut Nh . K t thi im bn giao
cn h chung c cho bn mua, bn bn khng cn quyn s hu i vi cn h chung
c, quyn s hu cn h c chuyn giao hon ton cho bn mua (c khi bn mua
35

cha c cp Giy chng nhn quyn s hu nh ). Bn mua hon ton chu mi ri
ro i vi cn h chung c do h c li ch quan hoc khch quan (cn h b chy, b
sp,). Bn bn khng phi c trch nhim, tr trch nhim lin quan n cht lng
cn h chung c c bn bn bo hnh
Bn bn c ngha v bo hnh cn h chung c bn cho bn mua. y l ngha
v m bn bn phi c trch nhim thc hin theo quy nh php lut. Cn h chung
c c bo hnh sau khi hon thnh vic xy dng v a vo s dng. Bn bn phi
bo hnh bng vic khc phc, sa cha, thay th kt cu cn h, thit b h hng,
khim khuyt hoc khi vn hnh, s dng khng bnh thng m khng phi do li
ca ngi s dng cn h chung c gy ra. Thi im bt u bo hnh cn h chung
c c tnh t thi im bn bn k bin bn nghim thu cn h chung c a vo
s dng, thi hn bo hnh do cc bn tha thun nhng khng c t hn su mi
thng i vi nh chung c t chn tng tr ln; khng t hn ba mi su thng i
vi nh chung c t bn n tm tng; khng t hn hai mi bn thng i vi nh
chung c cn li (iu 74, Lut Nh nm 2005 sa i, b sung nm 2009). Trn
thc t, thng nht thi hn bo hnh cn h chung c, bn bn thng k bin bn
nghim thu cn h chung c vo thi im bn giao cn h chung c cho bn mua
Bn bn phi c ngha v bi thng thit hi nu bn bn c li dn n thit hi
cho bn mua. y l ngha v m bn bn phi thc hin b p nhng thit hi
cho bn mua nu do li ca bn bn gy ra. Ngha v bi thng thit hi ca bn bn
c php lut quy nh cng nhm bn bn nng cao trch nhim trong vic thc
hin hp ng, khng phm li phi dn n bi thng thit hi
2.3.4.2. Quyn v ngha v ca bn mua cn h chung c

Quyn ca bn mua
Bn mua c quyn c nhn cn h chung c ng tnh trng km theo Giy
chng nhn v cc giy t c lin quan; c quyn yu cu bn bn hon thnh cc
th tc mua bn cn h chung c, chuyn giao quyn s hu cn h; yu cu bn bn
phi bo hnh cn h; yu cu bi thng thit hi do vic giao cn h khng ng
thi hn, khng ng cht lng, cam kt trong hp ng; c quyn n phng
chm dt hoc hy b hp ng khi bn bn vi phm iu kin n phng chm dt
36

hoc hy b hp ng do hai bn tha thun hoc theo quy nh php lut (iu 26,
Lut Kinh doanh bt ng sn nm 2006):
Bn mua c quyn c nhn cn h chung c km Giy chng nhn quyn s
hu nh v cc giy t c lin quan. y l mt quyn c bn v quan trng ca bn
mua. Quyn ny m bo cho bn mua nhn c cn h chung c mua. Quyn
c nhn cn h chung c ca bn mua cn bao gm quyn c nhn Giy chng
nhn quyn s hu nh t bn bn v cc giy t c lin quan n cn h chung c
(nh bn v thit k k thut cn h, bn v chi tit cc mt ct cn h, bn v chi tit
cn h chung c,)
Bn mua c quyn yu cu bn bn phi bo hnh cn h chung c. Quyn yu
cu bo hnh cn h chung c ca bn mua xut pht t ngha v bo hnh cn h
chung c ca bn bn c quy nh ti khon 3, iu 25 Lut Kinh doanh bt ng
sn nm 2006. Bn mua c quyn yu cu bn bn bo hnh sa cha, khc phc
cc h hng v kt cu chnh ca cn h chung c (dm, ct, sn, trn, mi, tng, cc
phn p, lt, trt), cc thit b gn lin vi cn h nh h thng cc loi ca, h thng
cung cp cht t, ng dy cp in sinh hot, cp in chiu sng, h thng cp
nc sinh hot, thot nc thi, khc phc cc trng hp nghing, ln, st nh . i
vi cc thit b khc gn vi cn h th bn bn thc hin bo hnh theo thi hn quy
nh ca nh sn xut. Trng hp bn bn khng thc hin vic bo hnh th bn mua
c quyn khi kin yu cu Ta n gii quyt (iu 46, Ngh nh 71/2010/N-CP
ca Chnh ph ngy 23 thng 6 nm 2010 quy nh chi tit v thi hnh Lut Nh ).
Bn mua khng c quyn yu cu bn bn phi c ngha v phi bo hnh nhng hao
mn t nhin hoc khi ht thi hn bo hnh hoc bn mua c li gy thit hi hoc
cc trang thit b, vt liu bn mua t lp t b h hng v nhng trng hp khc
c hai bn tha thun
Bn mua c quyn yu cu bn bn bi thng thit hi do vic giao cn h
khng ng thi hn, khng ng cht lng, khng ng cam kt trong hp ng.
y l quyn m bn mua c thc hin nu bn bn khng thc hin ng ngha v
tha thun. Khi bn mua thc hin xong ngha v thanh ton cho bn bn theo
tha thun th bn bn phi c ngha v tng ng l bn giao cn h chung c ng
thi hn, ng cht lng, ng cam kt trong hp ng nh tha thun vi bn mua.
Trng hp bn bn khng thc hin ng ngha v ca mnh tha thun vi bn
mua ngha l bn bn c li, v vy bn mua c quyn yu cu bn bn bi
thng thit hi. V d: ch u t v bn mua k hp ng mua bn cn h chung c,
tha thun c th v thi gian bn giao cn h chung c. Trong khong thi gian ch
nhn cn h chung c, bn mua phi thu nh . Qu trnh thc hin hp ng ch
37

u t bn giao cn h chung c chm hn nm thng so vi thi gian tha
thun d bn mua thanh ton tin mua cn h chung c ng thi hn. V vy, bn
mua yu cu bn bn bi thng khon chi ph thu nh trong nm thng m
bn mua phi tr do li chm bn giao cn h ng thi hn ca bn bn
Giao dch mua bn cn h chung c hnh thnh trong tng lai: trong trng hp
bn bn chm tin bn giao ghi trong hp ng th bn mua c quyn yu cu
bn bn phi chu trch nhim theo hp ng v phi tr cho bn mua mt khon tin
li ca phn tin ng trc tnh theo li sut vay ngn hng thng mi ti thi im
giao cn h chung c tng ng vi thi gian chm tin . Trng hp bn bn giao
cn h chung c xy dng khng ng cht lng, thi hn v cc cam kt trong hp
ng th bn mua ngoi vic yu cu bn bn phi chu trch nhim vi bn mua; bn
mua cn c quyn yu cu bn bn c bin php khc phc kp thi v bi thng
thit hi do li ca bn bn gy ra, nu bn bn khng thc hin th bn mua c quyn
n phng chm dt hoc hu b hp ng v bn bn phi hon tr ton b s tin
bn mua ng trc v mt khon tin li ca phn tin ng trc theo li sut vay
ngn hng thng mi c quy nh ti khon 4, iu 4 Ngh nh 153/2007/N-CP
ngy 15 thng 10 nm 2007 quy nh chi tit v thi hnh Lut Kinh doanh bt ng
sn. y l bin php bo v quyn li bn mua cn h chung c, khi bn bn chm
tin bn giao cn h chung c hoc bn giao cn h chung c khng ng cht
lng, khng ng cam kt vi bn mua
Ngha v ca bn mua cn h chung c
Bn mua cn h chung c c ngha v thanh ton tin ng thi hn v phng
thc tha thun; c ngha v nhn cn h chung c km theo h s, thi hn
tha thun; bn mua c ngha v s dng cn h chung c ng cng nng, thit k;
phi bi thng thit hi cho bn bn nu do li bn mua gy ra (iu 27, Lut Kinh
doanh bt ng sn nm 2006):
Bn mua phi thanh ton tin mua cn h ng thi hn, theo phng thc m
cc bn tha thun trong hp ng. y l ngha v ca bn mua p ng li
quyn c yu cu thanh ton tin theo thi hn v phng thc tha thun ca
bn bn c quy nh ti khon 1, iu 24, Lut Kinh doanh bt ng sn nm 2006.
Bn mua phi thanh ton tin mua cn h chung c trc tip cho bn bn hoc thng
qua t chc tn dng c cc bn tha thun trong hp ng. Vic thanh ton tin
ng thi hn, ng phng thc l mt trong nhng iu quan trng trong vic thc
hin ngha v ca hp ng. Bi v thi hn thanh ton, phng thc thanh ton c
38

nh hng khng nh n tin xy dng ca d n, cng nh hot ng kinh
doanh ca bn bn
Trng hp bn mua khng thc hin ng cam kt v thi hn thanh ton ng
tin trc khi mua cn h chung c hnh thnh trong tng lai th bn mua cn phi
chu trch nhim vi bn bn theo hp ng v phi tr cho bn bn mt khon tin li
ca s tin chm tr tnh theo li sut vay ngn hng thng mi ti thi im tr tin
tng ng vi thi gian chm tr. ng thi bn bn c quyn yu cu bn mua thc
hin ng cc cam kt trong hp ng v bi thng thit hi do li ca bn mua gy
ra, nu bn mua khng thc hin th bn bn c quyn n phng chm dt hoc hu
b hp ng v bn mua chu pht theo hp ng, ng thi chu trch nhim v thit
hi do vic vi phm hp ng gy ra c quy nh ti khon 5, iu 4, Ngh nh
153/2007/N-CP ngy 15 thng 10 nm 2007 ca Chnh ph quy nh v hng dn
Lut Kinh doanh bt ng sn nm 2006
Bn mua c ngha v nhn cn h chung c ng thi hn tha thun, km
theo h s. y l ngha v m bn mua phi thc hin p ng li quyn c yu
cu bn mua nhn cn h chung c ng thi hn ca bn bn c quy nh ti khon
2, iu 24, Lut Kinh doanh bt ng sn nm 2006. ng thi ngha v nhn cn h
chung c t bn mua s bo m cho quyn ca bn bn c nhn tin t pha bn
mua theo tha thun trong hp ng. V mt l lun v thc tin th ngha v ny cng
ng thi l quyn ca bn mua, n lun c bn mua thc hin mt cch nhanh
chng v thun li. Mc ch ca bn mua l nhanh chng c s hu, s dng cn
h chung c cng nhanh cng tt
Bn mua cn h chung c phi s dng ng cng nng, thit k ca cn h chung
c. Mc ch s dng ca cn h chung c l nn bn mua phi s dng ng
mc ch ca cn h. Bn mua khng c thay i cng nng t nh thnh ni
kinh doanh, bun bnkhng c ph d hay thay i kt cu cn h chung c v
iu c th lm nh hng n kt cu nhng cn h chung c xung quanh cng
nh kt cu ca nh chung c
Bn mua phi bi thng thit hi cho bn bn do li bn mua gy ra thit hi
cho bn bn. y l ngha v ca bn mua phi thc hin p ng li quyn c
yu cu bi thng thit hi ca bn bn do li ca bn mua gy ra c quy nh ti
khon 3, iu 24, Lut Kinh doanh bt ng sn nm 2006. Ngha v phi bi thng
thit hi ca bn mua c php lut quy nh bn mua nng cao trch nhim trong
vic thc hin hp ng, khng phm li phi bi thng thit hi cho bn bn
39

Tm li, ni dung ca hp ng mua bn cn h chung c l vic ghi nhn s
tha thun gia ch u t v bn mua v t cch ch th tham gia hp ng; thng
tin ca cn h chung c c mua bn; gi bn, phng thc v thi hn thanh ton.
Cng vi l quyn v ngha v ca cc bn khi giao kt hp ng, l quyn
c nhn tin bn cn h chung c ng thi hn, ng phng thc tha thun
ca bn bn, quyn c yu cu bi thng thit hi do li bn mua gy raBn bn
phi thc hin ng ngha v bn giao cn h chung c cho bn mua, bn mua c
quyn nhn cn h chung c nh tha thun, c quyn yu cu bn bn bi
thng thit hi do vic giao cn h chung c khng ng cht lng, khng ng
thi hn, khng ng cam kt tha thun trong hp ng. Bn cnh , cn h
chung c l loi ti sn phi ng k quyn s hu v bn bn c trch nhim thc
hin vic ng k quyn s hu cn h chung c cho bn mua
2.4 Bt cp ca quy nh php lut v hp ng mua bn cn h chung c v gii
php hon thin
2.4.1. Bt cp ca quy nh php lut v hp ng mua bn cn h chung c
Trch nhim ca ch u t trong vic lm th tc cp Giy chng nhn quyn
s hu nh cho bn mua
Khon 7, iu 16, Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca
Chnh ph quy nh chi tit v thi hnh Lut Nh quy nh: ch u t c trch
nhim lm th tc cp Giy chng nhn quyn s hu nh (s hng) cho ngi mua
trong thi gian ti a l 50 ngy, k t ngy bn giao cn h. Tuy nhin iu lut li
khng quy nh ch ti no cng nh quy nh rng buc i vi ch u t trong
trng hp ch u t chm lm th tc hoc khng lm th tc cp Giy chng nhn
quyn s hu nh cho bn mua. Trn thc t cc hp ng mua bn cn h chung c
gia ch u t v ngi mua cng khng c iu khon no quy nh pht v vn
ny. Trong khi , bn mua chm np tin mua cn h chung c th b pht vi mc li
chm thanh ton mc cao, thm ch l b hu hp ng. V d: chung c CT6 i
Thanh H Ni, do cng ty c phn xut nhp khu Bemes lm ch u t chnh
thc a vo s dng vo nm 2012 nhng sau gn hai nm a vo s dng vn cha
c h dn no y c cp Giy chng nhn quyn s hu cn h hoc chung c
cao cp Minh Thnh (qun 7, TP HCM) do Cng ty TNHH Minh Thnh a vo s
dng t nm 2008. Tuy nhin cho n nm 2014, ton b 120 ch s hu cn h chung
c vn cha c nhn Giy chng nhn quyn s dng t, quyn s hu nh v ti
sn gn lin vi t22. Khi khng c Giy chng nhn quyn s hu nh th bn mua
b hn ch quyn s hu cn h chung c khi khng th no thc hin c cc giao
22
40

dch v nh c php lut cho php nh cc giao dch v mua bn, tng cho, i,
tha k, th chp, cho mn, cho nh, u quyn qun l nh c quy nh ti
im a, khon 1, iu 91 Lut Nh nm 2005 sa i, b sung nm 2009 i vi
cn h chung c thuc s hu ca bn mua
Vic m bo quyn li ca bn mua bn cn h chung c hnh thnh trong
tng lai
Ngi mua cn h chung c hnh thnh trong tng lai rt d gp phi ri ro nh
khng c nhn cn h nu d n b ch u t ngng xy dng v thi hn v kh
nng ngi mua mt trng lun khon tin ng trc cho ch u t. Nguyn
nhn do ch u t s dng sai mc ch ngun tin ng trc ca ngi mua thc
hin d n vo cc hot ng kinh doanh khc, khi kinh doanh thua l dn n ch u
t kh khn v ti chnh hoc lm ch u t lm vo tnh trng ph sn, khng kh
nng tip tc thc hin d n. Trong khi lut v kinh doanh bt ng sn cho php
ch u t bn cn h chung c hnh thnh trong tng lai (khon 1, iu 22 Lut
Kinh doanh bt ng sn nm 2006) nhng li khng quy nh mt bin php bo m
no bo v quyn li cho ngi mua cn h chung c khi ch u t lm vo tnh
trng trn. V vy, php lut v kinh doanh bt ng sn cn c quy nh bo v
quyn li cho ngi mua cn h chung c hnh thnh trong tng lai ngi mua
khng b mt khon tin ng trc nu ch u t lm vo tnh trng ph sn khng
th tip tc thc hin c d n bn giao cn h chung c cho ngi mua. Cn
thit phi c quy nh php lut v iu kin rng buc ring i vi ch u t khi
cho php ch u t c bn cn h chung c hnh thnh trong tng lai bo v
quyn li bn mua. Ch khi ch u t tha iu kin rng buc ny th ch u t mi
c php huy ng vn ca bn mua cn h chung c hnh thnh trong tng lai
2.4.2. Mt s gii php hon thin quy nh php lut v hp ng mua bn cn h
chung c
Hon thin quy nh php lut v trch nhim ca ch u t trong vic thc
hin th tc cp Giy chng nhn quyn s hu nh cho bn mua
Khon 7, iu 16, Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca
Chnh ph quy nh chi tit v thi hnh Lut Nh ch quy nh trch nhim ca ch
u t trong thi hn 50 ngy, k t ngy bn giao cn h cho bn mua th phi lm
th tc cp Giy chng nhn cho bn mua nhng khng quy nh nu ch u t
khng lm hoc chm thc hin th s phi chu trch nhim g vi bn mua. V vy,
Minh Khanh - Bo Ngi lao ng, Mt mi vi chung c cao cp, http://nld.com.vn/thoi-su-trongnuoc/met-moi-voi-chung-cu-cao-cap-20140916225648842.htm, [ngy truy cp 17/9/2014]
41

cn thit phi c quy nh rng buc i vi ch u t, do khon 7, iu 16, Ngh
nh 71/2010/N cn c sa i theo hng: ch u t c trch nhim lm th tc
cp Giy chng nhn cho bn mua trong thi hn 50 ngy k t ngy bn giao nh .
Trc khi giao Giy chng nhn cho bn mua; ch u t ch c thu 90% gi bn
nh ; 10% tin mua nh cn li bn mua ch phi tr sau khi nhn Giy chng
nhn
Quy nh ny l bin php m bo cho quyn li ca bn mua c nhn
Giy chng nhn quyn s hu nh t ch u t. Ch u t bn cn h chung c
v mc ch kinh doanh, li nhun nn cng phi c trch nhim thc hin sm th tc
cp Giy chng nhn cho bn mua, c th nhanh chng c nhn khon tin 10%
gi bn cn h chung c cn li t bn mua
quy nh tng s tin bn mua nh x hi phi tr cho ch u t khng c
vt qu 95% gi tr ca nh mua bn n trc khi bn mua nh c cp Giy
chng nhn quyn s hu nh (khon 5, iu 62 Lut Nh nm 2014). Tuy nhin,
quy nh ny ch p dng i vi nh x hi khng quy nh cho nh thng mi,
trong khi Lut Kinh doanh bt ng sn nm 2014 va c Quc hi thng qua
ngy 25 thng 11 nm 2014 quy nh ch u t khng c thu qu 95% gi tr
hp ng mua bn nh, cng trnh xy dng khi bn mua cha c cp Giy chng
nhn quyn s dng t, quyn s hu nh v ti sn khc gn lin vi t (khon 2,
iu 24 Lut Kinh doanh bt ng sn nm 2014). Nh vy c th nhn thy nh lm
lut khng c s thng nht khi lut v nh th ch quy nh mc thu ti a ca
ch u t dnh ring cho nh x hi; lut v kinh doanh bt ng sn th quy nh
chung mc thu ti a ca ch u t cho nh, cng trnh xy dng a vo kinh doanh
(bao gm lun nh x hi, nh thng mi). Tuy nhin, v c bn khi bn mua nh
cha nhn c Giy chng nhn quyn s hu nh th ch u t ch c php
thu 95% gi tr ca nh mua bn. Tm li, y l hng sa i quy nh php lut
ca nh lm lut ph hp vi tnh hnh thc t nhng vi mc 5% gi tr nh
c bn mua gi li vn cn thp, cha tht ph hp so vi mc 10% gi tr nh
ngi vit a ra
Hon thin quy nh php lut bo v quyn li ca bn mua cn h chung c
hnh thnh trong tng lai
Lut Kinh doanh bt ng sn nm 2006 cha c quy nh bo v quyn li
ca bn mua cn h chung c hnh thnh trong tng lai nh trnh by phn trn.
V vy, cn thit phi c gii php ngi mua khng b thit hi, do cn a
thm quy nh v iu kin ch u t c bn cn h chung c hnh thnh trong
42

tng lai vo Lut Kinh doanh bt ng sn: ch u t d n bt ng sn trc khi
bn nh hnh thnh trong tng lai phi c t chc ti chnh hoc t chc tn
dng c php hot ng ti Vit Nam thc hin bo lnh vic bn mua nh hnh
thnh trong tng lai
Bin php bt buc ch u t phi c bo lnh ca t chc tn dng hoc t chc
ti chnh bo lnh vic bn cn h chung c hnh thnh trong tng lai l bin php rt
kh thi bo v quyn li ca bn mua cn h chung c. Trong trng hp ch u
t khng c kh nng tip tc thc hin d n bn giao cn h chung c cho bn
mua theo tha thun trong hp ng th t chc tn dng s c ngha v chi tr li
khon tin bn mua ng trc cho ch u t, gip ko gim thit hi ca bn mua
xung mc thp nht
thng 11 nm 2014 cng a quy nh i vi ch u t d n phi c bo lnh
ca t chc tnh dng v vic mua bn nh hnh thnh trong tng lai th ch u t
mi c php bn nh hnh thnh trong tng lai cho khch hng. Trng hp ch
u t khng thc hin bn giao nh, cng trnh xy dng theo tha thun trong hp
ng v bn mua c yu cu th t chc tn dng c trch nhim hon li s tin ng
trc, tin li, tin pht, tin bi thng thit hi theo hp ng k kt hoc thu
doanh nghip c chc nng v xy dng tip tc u t xy dng bn giao nh,
cng trnh xy dng cho bn mua (khon 1, iu 17 Lut Kinh doanh bt ng sn
nm 2014). Vic nh lm lut a quy nh phi c bo lnh lm iu kin rng
buc ch u t khi mun bn nh, cng trnh xy dng hnh thnh trong tng lai ni
chung, cn h chung c hnh thnh trong tng lai ni ring nhm gip bo v quyn
li ca ngi mua, khc phc c im hn ch ca Lut Kinh doanh bt ng sn
nm 2006
Kt lun chng 2
Hp ng mua bn cn h chung c l phng tin php l nhm chuyn dch cn
h chung c v quyn s hu cn h chung c t bn bn sang bn mua. Cn h chung
c l mt ti sn c gi tr ln khng ch v mt kinh t m cn mang gi tr tinh thn
cho ngi s hu. Vit Nam, trong nhng nm gn y, giao dch mua bn cn h
chung c khng ngng din ra vi s si ng v phc tp. Si ng v nhu cu nh
ca ngi dn ti cc thnh ph, th ln khng ngng tng cao v cn h chung c
l mt s chn la hon ho cho ngi c nhu cu nh . Phc tp v iu kin cn
h chung c c a vo mua bn qu thun li nh ch u t c quyn bn cn
h chung c hnh thnh trong tng lainhng quy nh php lut li khng c mt
43

s m bo no cho quyn li ngi mua cn h chung c dng ny, v vy dn n
kh nhiu tranh chp pht sinh gia ngi mua v ch u t khi ch u t khng
bn giao c cn h chung c v ngi mua lun l bn phi chu thit thiChnh
v th, cc quy nh php lut v nh , v kinh doanh bt ng sn ni chung v hp
ng mua bn cn h chung c ni ring phi khng ngng c hon thin ph
hp vi thc t x hi. Nhng quy nh php lut v ch th, i tng, ni dung ca
hp ng, iu kin rng buc ch u t m bo quyn li bn mua cn h chung
cphi c ban hnh v sa i, b sung thng xuyn ngy mt ph hp vi
nhu cu ca x hi, y s l hnh lang php l vng chc m bo cho cc giao
dch mua bn cn h chung c c din ra thun li, quyn v li ch ca cc bn
c bo m, t bit l li ch ca bn mua cn h chung c. Nghin cu hp ng
mua bn cn h chung c l vic lm cn thit, nhm nh gi hiu qu iu chnh ca
cc quy nh php lut v hp ng mua bn cn h chung c ang c hiu lc thc
hin. qua c c s hon thin nhng quy nh v hp ng mua bn cn h
chung c
KT LUN
Qua tm hiu v ti Quy nh php lut v Hp ng mua bn cn h chung
c ti Vit Nam c s nh gi hiu qu ca php lut hin hnh i vi hp ng
mua bn cn h chung c. Nhn chung, nhng quy nh php lut ca hp ng mua
bn cn h chung c c bn phn no c hon thin trong cc vn bn quy phm
php lut. T iu kin cc th c tham gia giao kt hp ng n i tng l
cn h chung c hnh thnh trong tng lai c a vo mua bn u c nh nc
ban hnh cc quy nh php lut iu chnh. iu m bo cho nhng giao dch
mua bn cn h chung c hng n nhng chun mc php l cao hn, hon thin
hn. Tuy nhin, php lut v hp ng mua bn cn h chung c vn cn nhiu hn
44

ch nht nh: nhng quy nh v iu kin ch th c mua cn h chung c (ngi
Vit Nam nh c nc ngoi, c nhn, t chc nc ngoi); quyn li ca bn mua
cn h chung c hnh thnh trong tng lai; trch nhim ca ch u t trong vic cp
Giy chng nhn quyn s hu nh cho bn mua cn h chung c.vn cha tht
ph hp vi thc t; nhng quy nh v hp ng mua bn cn h chung c vn cn
cha tht y , c th cng nh cha c thng nht m cn nm ri rc trong cc
vn bn quy phm php lut. V vy, cn phi sm sa i, hon thin cc quy nh
php lut to s thun li trong cc giao dch mua bn cn h chung c cng nh
bo m quyn li ca bn mua cn h chung c hn v vi Lut Kinh doanh bt
ng sn v Lut Nh va c Quc hi thng qua ngy 25 thng 11 nm 2014 th
nhng hn ch, thiu st ca Lut Kinh doanh bt ng sn nm 2006 v Lut Nh
nm 2005 sa i, b sung nm 2009 nh trnh by c khc phc bi lut mi
ph hp vi tnh hnh thc t
Chnh sch php lut thng thong l iu kin, l tc nhn thc y s pht trin
ca th trng mua bn cn h chung c ni ring, th trng mua bn bt ng sn
ni chung, ph hp vi quy lut cung cu trong x hi. Do , c th nhn thy rng
php lut v nh , php lut v kinh doanh bt ng sn v v hp ng mua bn cn
h chung c, cn phi c hon thin hn ph hp vi s pht trin kinh t ca
t nc v nhu cu nh ca ngi dn ti cc th ln. Quy nh ca php lut v
hp ng mua bn cn h chung c ni ring, giao dch mua bn bt ng sn ni
chung cn hng n mc ch to ra mt th trng mua bn bt ng sn n nh v
pht trin, gip hn ch nhng tranh chp pht sinh gia cc bn; quyn v li ch ca
cc bn c bo m Do , cn thit phi tin hnh mt lot cc gii php ng
b nh: tng cng v thng nht cc vn bn quy nh php lut iu chnh hot ng
mua bn cn h chung c, qun l cht ch cc hot ng mua bn bt ng sn, .c
nh vy th th trng mua bn bt ng sn, mua bn cn h chung c mi c th n
nh v pht trin, m bo quyn li cho cc bn, thc hin c hiu qu nh hng
pht trin quc gia v pht trin nh v mang li din mo mi, vn minh hin i
hn cho t nc
45

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