BAN VE DU AN LUAT PALS HAG LT CET eC) ~ Huynh Thi Kim Thoa* ~ Trin Thi Bich Thue** TELS. Céng ty Luat TNHH Sophia. hoe Ta chinh = ‘Thong tin bai viet ~ Tir khéa: Dy thao luit, kinh doanh bit Ong sin, bit déng sin Lich sit bai vids | Nban bai: = Bién tip Duyét bai 29/04/2023, 6105/24 111051 Article Information Keywords: Draft la; realestate business real esate “Article History fn ti kinh nh, Tom tit: Dy thio Lust Kinh doanh bat ding san (sta 46i) duge ky vong s& kh phe nhing bit cp, vung mic cia php luit higa hinh, «dim bio vi ning cao bom na hiéu lye thu thi quy dinh cia phap Iuit vé kinh doaah bit déng sin. Trong bai viét ni, cde tc gia phin tich mt 6 quy dinh trong Dy thio Ludt Kinh doanh bit dng sn (sia dd) nh hodin thign cdc quy dinh nay va gop phn tgo su théng nit vei ca lut chuyén ngénh quan tong Khe nhu [Luft Dit dei, Luge Nha va ed ht kde. Abstract: ‘The draft Law on Real Estate Business (amendment) is expected to beable to tackle those shortcomings and obstacles of the existing law, ensure and futher improve the enforcement of the provisions ofthe laws on realestate business. Within this article, the author ceived: 29 Apr. 2023 provides discussions and comments on a number of provisions of Edited: 16 May 2023, the dra Law on Real Estate Business (amendment) to improve ‘Approved: 17 May 2023 these regulations and also the consistency with other important spe- cialized laws such as the Law on Land, the Law on Housing and other relevant ones. ——--Trai qua gin 8 nam thi hanh, Ludt Kinh Beeson ng sin (KDBDS) nim 2014 da thé hign duge str ménb, vai tro va tim quan trong trong vige diéu chinh mot tinh vir rong, anh huréng dén nhiéu mat doi song cia cdc cA nhin, t6 chite. Vige thye thi cdc @uy dinh cia Lut KDBDS nim 2014 da thu duoc nhiéu két qua, gop phan quan ly thi truréng bat déng san phat trién on dinh, anh manh hon’. Tuy nhién, véi tinh hinh phét ‘trién kinh té - xa hoi ndi chung va finh vue - kinh doanh bat déng sén néi riéng nhu hién quy dinh cia Lugt KDBBS nam 2014 4a khOng cén phii hgp cling nhu bée 1. Teri Dy thio Lage Kinh doan bt dg sin (sd 2. Dy{thio Luat Kinh doanh bit dng sin (sta d6i)ngiy 05/04/2023 - Dy thio Lust. 16 mét sé bat cp lam giam higu lyc 4p dung cia vin ban quy pham phép ludt nay. Vi vi Chinh phi d3 chi trrong phan céng BO Xay dumg chi tri, phéi hop véi cdc BO, nginh lign quan t6 chite nghién ciru sita déi toan dign Luét KDBDS nam 2014. Hign nay, Dr thio Luat KDBDS (sia di)? 43 durge dang tai dé lay y kign rong rai cia toan thé nhan din va cdc chuyén gia, cde nha khoa hoc. 1, Sw khéng théng nhét trong sir dung thudt ngit phip ly Dy thao Luat KDBBS (sira déi) chura cO su thong nhat vé vige sir dung thudt ngtr “du 4n bat dng sin” va “dy an kinh doanh bat ) cia BO Xay dung, t.2, Nomin cov 197 3677 18) THANG 62025 \_LAP PHAP | Scanned with CamScannerBAN VE DU AN LUAT 9ng san”, Cy thé: “dye én bit dng sin” la thugt ngtt phap ly duge dinh nghta tai khodn 2 Diéu 3 cua Dy thio Lugt vi duge dé cap 110 lan trong hau hét cde chong; con “dy dn kinh doanh bit d6ng sin” duge sir dung 5 lin thé hign qua cée digu ugt nhur Digu 18 Trich nhigm ea chi iu tu dyran kinh doanh bat dong sin, Digu 88 Xit ly vi pham, Digu 89 Trich nhigm quan ly nha nude vé kinh doanh bat déng sin ciia cde co quan trung wong, Digu 90 Trich nhigm cia Uy ban nhin an tinh, thanh phé tryc thugc trung wong. ‘Vi vay, Dy thio Lugt KDBDS can ra soat va sir dung théng nhat thuat ngit “dy dn bat déng san” trong toin bé van bin, trénh gay nham ln va 4p dung phap luét thiéu thong nhét git cdc digu ludt cing nhu d6i voi céc van bin phap lugt khéc (Luat Dat dai, Luat Dau tu chi sir dung thuat ngir “dy. an bat dong sin”). 2. Khai nigm “dy dn bit déng sin” Khoan 2 Diéu 3 Dy thao Luat gidi thich “dy an bat dng san” nhu sau: “Du 4n bat dong san li du an cé sir dung dat duge co quan nha nude 06 thém qu chap thuan theo quy dinh phap luat dé tu xdy dung céc loai nha 6, cOng trinh xay dumg, ha tng ky thuat, bao gim: a) Dy én dau tu xay dung nha 6, dy én dau tu xdy dymg khu d6 thj va dy an dau te xdy dumg c6 cng nang phyc vu hén hop. b) Dy én dau tw Xéy dung ha tang ky thudt, khu céng nghiép, cum céng nghiép, Hiner ehé-xudtr hu cbng nghé cao. ©) Dy én diu tr xay dug céng trinh dan dung khéng thuée quy dinh tai diém a, b khodn nay”, Khai niém trén cho théy pham vi dur én bat déng san rét rong, bao gdm cd cde dyn khéng ¢é muc tiéu hung dén hogt dng kinh doanh bat déng sin, tte 1a céc dy an khong mua bén, khéng chuyén nhugng, khéng cho thué nha hay céng trinh xay dung, ma chi nhdm tao co sé vat chat 48 kinh doanh dich vu hode phuc vu san xudt nhu xay dumg trang 38 | ie ie cou [$6.11 (48a) THANG 612028 Scanned with CamScanner trai chin nudi, canh tie hoa mau,... Digu nay din dén cée dy an xy dyng kg 6 ban chat kinh doanh bit déng sin vin phai tuan thi cde quy dinh ciia Lugt KDBDS. Vi viy, cde tée gid kién nghj sita ddi hai nigm “dy an bat dong sén” tai Dy thdo Lut theo huréng logi trirnhitng dy dn dau tur xy dyng chi nham tao co sé vat chat dé kinh doanh dich vy hoe phyc vu sin xuat 3. Digu kign ciia tO chic, cd nhan kinh doanh bit dng sin Khoan | Diu 10 Dy thao Ludt quy dinh t6 chitc, ca nhan khi tham gia hoat déng kinh doanh bit ding sin phai tuan thi céc digu kign nhat dinh thi méi dugc hoat dng trong inh vue nay, bao gom: “a) Phai thanh lap doanh nghiép theo quy dinh cia phap luat vé doanh nghiép hod hop tic xa theo quy dinh cia phap lugt vé hop tée x8 (sau day goi chung la doanh nghiép); cé nganh nghé kinh doanh bat dong sin, tri truémg hop quy inh tai khoan 2 Dieu nay; b) Cé day di nang lye hanh vi dn sy hi xéc lp, the hign quyén, nghia va din su. Khéng trong thoi gian dang bj cdm, dinh chi, tam dinh chi hogt déng theo quy dink phdp luat hoc theo quyét dinh ciia co quan nha nude cé thm quyén hodc trong thai gian thure hién thi tue phd san, giai thé t6 chire; c) Déi véi trrdng hop nha dau tr duge Iya chon, céng nhan, giao lim chi dau tu dy dn bat déng san theo quy dinh cia phép luat thi phai e6 von thude sé hit ofa minh 4é thye hign dy én khong thip hon 20% téng ju tu d6i vi dye An o6 quy mé sir dung at duéi 20 ha, khong thép hon 15% tong vin dau tu d6i v6i dur én cd quy mé sit dung dt ti 20 ha tro lén va phai bio dam kha nang huy déng von 8 thyc hign dur 4n dau tu. Chu dau tur dy dn bat déng san trong qué trinh thyc hién dy an bat d6ng san phai dim bao duy tri nang Ie tai chinh 4é thye hign dy an ddu tu”, |piém b cla quy dinh trén la diéu kign ors thuong nhu nhimg nginh nghé kinh soles Khong c6 tinh die thi cla mot c: digu kign vé von niy durge hiéw ring néu doanh nghigp khéng c6 hoat ding dau tw dur én bit dong sin thi doanh nghigp inh doanh bat déng san khong phai dip img digu kign, tie diy khéng phai la diéu kién 4p dung dé m§t doanh nghigp duge gia nhép vao Tinh vue kinh doanh bat déng sin. Do dé, ay khong phai la ban chit cia dieu kign kinh doanh. Mat khéc, digu kin lién quan dén ning Ie ti chinh cia chi diw tr dir dn bit d6ng sn d& duge phip lugt dit dai quy dinh. Cu thé: Khoan 2 Diéu 14.Nghi dinh 43/2014/ND- inh chi ét thi hanh mot s6 digu cba tién 46 cia dyn dau tu duge quy dinh hur sau: a) Cé vin thude sé hitu cia minh 4é thye hign dur én khong thap hon 20% tng mite da tur d6i véi du dn c6 quy mé sir dung dat dudi 20 héc ta; khéng thip hon 15% tng mie du tur déi véi dur an c6 quy mé sir dung dat ti 20 héc ta tré len. b) Cé Kha nang huy dng von dé thuc hién dir én tir cdc t6 chite tin dung, chi nhénh ngan hang nude ngoai va cae 6 chite, __ cénhain khdc”, Do dé, Dy thio Luat khéng can thiét phdi quy dinh lai diéu kign nay. Ngodi ra, © trong trudmg hop nba daw tu thue hign die én 6 dé nghj Nha nude giao dit, cho thué a cho phép chuyén muc dich sit dung dat thi tat thyc hign thi tue ky quy hod phai c6 igan fang vé nghia vu ky quy dé bao tim thy hign cdc dy dn nay theo quy dinh tai ‘Diéu 43 Ludt Dau tr nim 2020°. Quy dinh ky guy hose ¢6 bdo lan ngan hing vé nghia vy ning Ive ti chinh cia chi ddu nr dir dn bat ong sin phdi twin thi, tuy nhign, céch quy BAN VE DY AN LUAT inh tai diém ¢ khoan | Diéu 10 etia Dy thao Lut KDBBS (sita di) néu trén khdng dé cp hay din chiéu dén quy dinh niy. Vi viy, ede tée gid dé xudt bé quy dinh digu kign ota t6 chite, cé nhin kinh doanh bit dong sn tai diém b, diém ¢ Diéu 10 cua Dy thio Luat. 4, Quy dinh hyp ddng kinh doanh bat dng sin khéng bit buge phai thye hign céng chimg, ching thye ach quy dinh ciia Dy thio Luat cho thay thigu co 6 phap ly bao quit dé yéu cdu cic chi thé tham gia giao dich ké khai nop thué cho Nha nue, ding ky bién dng, sang tén quyén so hifu tai san, quyén sir dung dat theo quy dinh. Cy thé [a khodn 3 Diéu 45 Dy théo Luat quy dinh hgp déng kinh doanh bat dng san, hop déng kinh doanh dich vy bat dng san khdng bit bude phai céng chimg, chimg thyre: “Hop déng kinh doanh bat d6ng san, hop dng kinh doanh dich vy bat déng san durge lip thanh van ban. Vige céng chimg, chimg thyre hop ding do cdc bén théa thuan; trir hop. déng mua ban, thué mua nha 6, céng trinh ‘xy dumg va hgp déng chuyén nhugng quyén sit dyng dat ma cdc bén tham gia giao dich 1a t8 chtte, cd nhan quy inh tai khoan 2 Diéu 10 cia Luft niy thi phi cong chimg hoe chimg thye”. Theo 46, khoan 2 Diéu 10 4é cp cc chi thé sau: “a) Co quan, t8 chite thy hign ban nha, céng trinh xay dung, chuyén huong quyén sir dung dat do pha sin, giai thé, chia téch theo quy dinh ciia php luat; b) Co quan, t8 chite thyc hign ban, chuyén nhuong, cho thué, cho thué mua bat déng san 1a tai san cng theo quy dinh cia phip lua; c) Té chite tin dung, chi nhénh ngan hing nude ngoii, cdng ty quan ly tai sin cia cdc t6 chic tin dung (AMC), c6ng ty quan ly tai sin cia ‘3. Theo khodn 2 Bigu 26 Nghidinh 31/2021/ND-CP quy dinh chi tié va hung in thi hin mot s6 iu cia Lut aut: Mac bio dim thyc hin dyn du tu dug tinh bing le phn trim tén vén du tu cd dy An du tu theo nguyén te ay = tifa ttng phn hu sau i voi phn vin dén 30 rj dng, mic bio dim li 38; €6i voi phn vén tn 300 tf dng dén 1000 “if dbng, mite bio drm li 2%; Ai voi phn vn trén 1.000 ding, mc bio dim la 1%, Nowien cuu 19g 5611 (489) THANG 672023 \_LAP PHAP | Scanned with CamScannerBAN VE DY AN LUAT cc t6 chite tin dyng Vigt Nam (VAMC) thye hign ban nha, cng trinh xiy dmg, chuyén nhuong quyén sir dung dat, chuyén nhuong dyn bat dng sin dang duge ding bio Linh, thé chap dé thu hdi ng theo quy dinh cla phip lujt; d) T6 chite, cd nhan ban nha, cng trinh xdy dung, chuyén nhugng quyén sir dung dat theo quyét dinh ciia Téa én, ea co quan nha nude c6 thim quyén khi giiquyét tranh chip, khigu nai, t6 cdo; 4) TS chite, cd nhan bin, cho thué, cho thué mua nh, cng trinh xay dymg thude quyén sé hau hgp php, chuyén hong, cho thué, cho thué Iai quyén sir dung thude quyén sir dung hop php ciia minh; ¢) Té chite, cé nhan ban, chuyén nhugng, cho thud, cho thué mua bat déng sin do minh dau tu xdy dug ma khéng phai la dy én dau tw xy dumg bat dong sin dé kinh doanh theo quy dinh cia php lugt; g) TS chite, c4 nhan mua, nbn chuyén nhuong bat déng sn theo cée truimg hop quy dinh tai céc diém a, b, ¢, d, 4, e muc nay dé sir dung”. Trong Khi 46, khoan 1 Diéu 57 Dy thao Luat quy dinh: “Chi dau tu ban, cho thué mua nha 6, céng trinh xy dumg hinh thanh trong twong lai va chuyén nhuong, cho thué, cho thué lai quyén sit dyng dat da cé ha tang ky thuat trong dy dn bat déng sin phai thyc hién giao dich thong qua san giao dich bat déng sin theo quy dinh Nhu vay, theo khodn 1 57 Dy thao Lut, c6 nhimg giao dich khéng bit buge thong qua sin giao dich bat dng sin va cing khong bit bude céng ching, chimg thyc theo o- Lust Trong khi 6, khoan 5 Digu 61 Dy thio Lut quy dink: “Truémg hop bat déng sin thuge dién quy dinh tai khoan 1 Digu 57 Luat nay: thi gidy xéc nhin giao dich qua sin la ca s6 dé ed chi thé tham gia giao dich ké kha np thué cho Nha nuréc, dang ky bién dong, sang tén quyén sé hitu tai sin, quyén sir dung dat theo quy dinh Luat nay va céc ludt khée 6 lién quan”. Nhw vay, cdc trutong hgp khéng bit bude giao dich qua sin giao dich bat dng sin va ciing khong bit bude cdng chimg, chimg thye thi chua c6 co sé nao dé cdc chi thé tham gia giao dich ké khai ndp thué cho Nha nude, ding ky bién ng, sang tén quyén sé hitu ti sin, quyén sir dung dat theo quy dinh. Vi vay, cdc téc gia kién nghj khoan 3 Didu 45 Dy thio Ludt nén quy inh theo hung: Trung hop giao dich thu hign qua sin giao dich bat dng san thi hgp déng kinh doanh bit déng sin khéng bat bude phai céng chig, ching thye; truéng hgp khong giao dich qua sin gizo dich bat dng sn thi hop dng kinh doanh bit dng sin phai thc hign céng chimg, chimg thyc. 5. Quy djnh vé cung cdp thong tin vé bat dng sin di digu kign duge dua vao kinh doanh ciia san giao djch bat dng sin M6t trong nhing diém méi dang chi y cia Dy thao Luét 14 ¢6 02 loai giao dich bat dong sin bit bude phai tién hanh thong qua sin giao dich bat déng san dé dim bio, ting cuéng tinh minh bach, kiém soét va chdng duge “Igi ich nhom” cia mét s6 chi dau tu, sin giao djch bit dong sin, ngudi, din khi thué” hay diu co Lim ling doan thj trudng', 46 14(i) chi dau tein, cho thué mua nha 6, cong trinh xy dung hinh thanh trong tuong Jai va (ii) chuyén nhugng, cho thué, cho thué lai quyén sit dung at da cé ha tng ky thuat trong dy an bat ong sin. Vi vay, Dy thio Luft cing quy dinh vé ngi dung hoat d6ng, trach nhigm cia san giao dich bat déng sin iéc cung cép théng tin vé bit déng sin dit diéu kign duge dua vao kinh doanh. Cu thé: khoan 2 Bigu 61 Dy thao Luat quy di iém yét, cung cap céng khai thong tin vé bat dng sin dit diéu kign duge dua vao kinh doanh cho cé¢ bén tham gia ¢6 nhu clu giao dich” 1a mét trong nhig n6i dung hoat dng cia sin giao dich bat dng san. 4 Xem thém: Pham Dong, “Chinh phi git quan digm “iao dich bit dong sin phi qua si ps Maodong.vithoisul chinh- ph git-quan-diem-giao-dich-bat-dong-san-phal-qua-san-11855001do,truy cipngiy 10/06/2023. gQ | Nonten cow LAP PHAP _/'861 (489) THANG 12029 Scanned with CamScannerKhoan 2 Diéu 63 Du thao Luat quy di giao dich bat déng sin cé nghia vy “cung cép day di, trang thyc ho so, théng tin ve — bat dong san va chu tréch nhigm vé théng tin do minh cung cap” Tuy nhién, quy dinh hign hinh chi méi dimg lai @ tinh chung chung, chua 16 rang cu thé. Vi vay, ede tae gia dé nghj can Lim 19 hon trong Dy thao Luat vé thai han cung cap théng tin, nhimg théng tin vé bat dong san duge cung cdp gém nhimg théng tin gi, higu lye phap ly cia cdc loai théng tin nay, thoi han higu lye cila théng tin da durge cdng 6 hodc céng khai, néu cé su khdc nhau gitta théng tin thi cin lim 10 théng tin c6 hiéu lye cao nhat, théng tin chinh théng. Trong 46, can thiét bé sung cy thé nghia vu cia sin giao ich bat t déng sin phai cung cap nude) dé khée phue tinh trang tranh chip vi ly do thiét ké, khéng ding, khong hiéu vé dign tich, ché dé xe, céng ning, myc dich sit dung céc phan trong céng trinh xay ra rat thudng xuyén gitra cha dau tu va ngudi dan mua nha chung cu’. Déng thai, cdn bé sung —ché tai xir ly trong trréng hop khéng cung =~ dp, cham tré cung cap hogc cung cip khéng trung thyc h6 so, thong tin vé bat dong sin ‘cho chii thé c6 quyén. Cé nhur vay, hoat dong 4p thong tin thong qua san méi phat iu qué la kénh théng tin an toan, kip thdi va bao dam tinh kha thi trong thye tign ap dung. . == ~ 6. Tinh thong nhat Dy thao Luat Kinh doanh bat déng san (sia dé) va Dy thio Lugt Dat dai (sia dai) 6.1. Vé chi: thé h6 gia dinh sit dung dat Dy thao Lut Dat dai (sia déi)* dang hudng ti bé d4i tuong sir dung dat 1a hd gia dinh. Do d6, cac tac gia kién nghi Dy thio 5 Dy thio Lust Dit dai (sta di) ngiy 08/04/2023, Scanned with CamScanner BAN VE DU AN LUAT Luat KDBBS (stra déi) ciing nén bé chi thé h6 gia dinh dé théng nhat trong vige thye hign va ap dung phap lug 6.2, Vé quyén sit dung dat ctia cd nhén mie ngodi Trude day, Luét KDBDS nam 2014 quy dinh ca nhan nude ngoai dure thué céc logi bat déng sin dé sir dung, duge mua, thué, thué mua nha ¢ theo quy dinh cua phap vé nha 6 (khoan 2 Diéu 14) va quy dinh tiép tuc duge duy tri tai khoan 1 Digu 16 Du tho Luat KDBDS (sta déi) nhur sau: “C4 nhan nude ngoai duge mua nha @ theo quy dinh ca phap luat vé nha 6 dé sit dung, duge thué nha & dé sir dung”, Theo d6, Dieu 159 Luat Nha 6 nim 2014 quy dinh cd nhan nuée ngoai duge so hitu nha 6 tai Viét Nam thong qua hinh thirc dau tu xay dumg nha & theo dy 4n tai Vigt Nam va mua, thué mua, nhan tang cho, nhan thira ké nha & thong mai trong dy dn dau tu xdy dung nha 6, Nhu vay, Dy thio Luat KDBDS (sta doi) thira nhan quyén s@ hiru nha 6 cia cd nhan nude ngoai. Tuy nhién, Dy thao Lugt Dat dai (sita di) ign khong ghi nhin cé nhan nude ngoai 1a d6i trong duge sit dung dat tai Viét Nam. Sy mau thuan nay dan dén hé qua [a cd nhan nude ngoai dir duge phép ludt kinh doanh bat dong san, php luat nha 6 thia nhan quyén sé hiu nha 6 trong dy an xay dymg nha 6 nhung ho khéng duge phap luat dat dai céng nhin quyén sit dung dat. Diéu nay ciing trai véi quy dinh tgi khon 1 Diu 14 Du thao Luat KDBBS (sita déi): quyén sir dung dat”. Vi vay, cdc tae gid ki hai Dy thao luat nay dé 1 vé quyén sé hitu nha cd nhan nude ngoai, tranh sy chéng chéo va mau thuan phép luat nhu hién nay = 5 Ding Thi Kim Ngin, "Mt s6 gp join thign dyn Ludt Kinh doanh bt dong sin (sa 86); hep://tapehimattran.xa/ thucctien/mot-so-gop-y-hoan-thien-du-an-Wuat-kinh-doanh-bat-dong-san-sua-doi-52308 html, truy cp ngiy 10/06/2023, ami arreerranecnem\_ SAME 1