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Quy nh php lut v Hp ng mua bn cn h chung c ti Vit Nam

GVHD: Nguyn Hunh Anh Trang 1 SVTH: Nguyn on B Duy

MC LC CHNG 1:

L LUN CHUNG V HP NG MUA BN CN H CHUNG C TI VIT NAM ..

1.1 Khi qut chung v cn h chung c. 1.1.1 Khi nim v cn h chung c ..............

1.1.2 c im cn h chung c. 1.1.2.1 Cn h chung c l s chn la ti u gip s dng tt qu t v tit kim chi ph xy dng 1.1.2.2 Cn h chung c mang c im ca nh .. 1.1.2.3 Cn h chung c mang c im ca bt ng sn 1.1.3 Phn loi cn h chung c..... 1.2

Hp ng mua bn cn h chung c..............................................................

1.2.1 Khi nim v hp ng, hp ng mua bn cn h chung c ......................

1.2.2 c im hp ng mua bn cn h chung c.............................................. 1.2.2.1 Hp ng mua bn cn h chung c mang c im ca hp ng mua bn ti sn ................................................ 1.2.2.2 Hp ng mua bn cn h chung c mang c im ca hp ng mua bn nh .. 1.2.3 Phn loi hp ng mua bn cn h chung c

1.3

S cn thit ca php lut i vi hp ng mua bn cn h chung c

1.3.1 S cn thit ca php lut t gc ca c quan qun l nh nc 1.3.2 S cn thit ca php lut i vi bn bn v bn mua cn h chung c..

CHNG 2: PHP LUT V HP NG MUA BN CN H CHUNG C 2.1 Ch th ca hp ng mua bn cn h chung c 2.1.1 Ch th phi c nng lc hnh vi dn s khi giao kt hp ng mua bn cn h chung c 2.1.1.1 C nhn 2.1.1.2 Php nhn 2.1.1.3 Cc ch th khc ca hp ng mua bn cn h chung c.. 2.1.1.3.1 Nh nc 2.1.1.3.2 Ngi Vit Nam nh c nc ngoi.



2.1.1.3.3 Doanh nghip t nhn 2.1.2 Cc bn ca hp ng mua bn cn h chung c 2.1.2.1 Bn bn cn h chung c.. 2.1.2.2 Bn mua cn h chung c. 2.2 i tng ca hp ng mua bn cn h chung c. 2.2.1 Cn h chung c c quyn s hu nh . 2.2.2 Cn h chung c c hnh thnh trong tng lai 2.2.3 Cn h chung c thuc s hu Nh nc 2.2.4 c im quyn s hu cn h chung c... 2.3 Nhng iu kin bt buc hp ng mua bn cn h chung c c hiu lc 2.3.1 Hp ng mua bn cn h chung c phi lp thnh vn bn 2.3.2 Vic chng nhn cng chng hoc chng thc i vi hp ng mua bn cn h chung c 2.3.3 Vic hp ng mua bn cn h chung c c ng k hp ng mu ti c quan Nh nc c thm quyn 2.3.3. 2.4 iu kin c hiu lc ca hp ng mua bn cn h chung c 2.4 Ni dung ca hp ng mua bn cn h chung c 2.4.1 Cc iu khon ch yu ca mt hp ng mua bn cn h chung c 2.4.1.1 iu khon v i tng hp ng mua bn cn h chung c.. 2.4.1.2 iu khon v gi bn cn h chung c, phng thc thc hin hp ng v thi gian thanh ton.. 2.4.1.3 iu khon v quyn v ngha v bn bn, bn mua cn h chung c. 2.4.1.4 iu khon v thi im chuyn giao quyn s hu cn h chung c 2.4.1.5 iu khon v gii quyt tranh chp i vi hp ng mua bn cn h chung c 2.4.1.6 iu khon v hiu lc ca hp ng mua bn cn h chung c 2.4.2 Cc iu khon dnh ring cho hp ng mua bn cn h chung c thng mi......................... 2.4.3 Hp ng mua bn cn h chung c qua u gi 2.4.4 Cc iu khon dnh ring cho hp ng mua bn cn h chung c hnh thnh trong tng lai



CHNG 1: L LUN CHUNG V HP NG MUA BN CN H CHUNG C TI VIT NAM

1.1 Khi qut chung 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 cha ng 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 phn ln ngi dn cn ni

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 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 phng khch, phng ng, bp, bung v sinh1

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 6 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

1 Bi Th Thanh H, T in bch khoa Vit Nam tp 1, Nxb T in Bch khoa, 2000, trang 247

2 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, mc 1.1, Chng I



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 t hai tng tr ln gi l nh chung c. Cn h chung c c c cu cc phng p ng c yu cu h gia nh, c nhn sinh sng

y l ch vi khng gian khp kn, ring bit trong mt nh chung c, l ni h gia nh, c nhn sinh sng

y 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

y l ch 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 v cn h chung c

Nn kinh t Vit Nam ang trong giai on pht trin v hi nhp, ngoi vic nng cao cht lng nhng nhu cu dn sinh c bn nh n, mc v i li, ch l vn ng vai tr rt quan trng trong vic thc y qu trnh th ha. Vi pht trin , cn h chung c ang v s tr thnh mt xu hng tt yu cho ngi dn ang sinh sng ti khu vc thnh ph

1.1.2.1 Cn h chung c l s chn la ti u gip s dng tt qu t v tit kim chi ph xy dng

Theo do din tch t c gii hn nn vic xy dng nhng cn h chung c s gip ti a ha qu t, tn dng ngun t, trnh c vic lng ph t. c bit ti nhng thnh ph ln 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 thnh ph

Trn cng mt din tch t, 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 dn c c ch cng tng ln

Hu ht cc cn h chung c khng chim din tch t bi chng chim khong khng gian pha trn t



Cc cn h chung c trong nh chung c u c chung phn tng phn chia cn h, sn, mi, tng chu lc, tng bao1Do vy, 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 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 cn ch

1.1.2.2 Cn h chung c mang c im ca nh

Ti iu 1, Thng t 16/2010/TT-BXD ngy 01/9/2010 ca B xy dng quy nh v hng dn thc hin mt s ni dung ca Ngh nh 71/2010/N-CP quy nh chi tit v hng dn thi hnh Lut Nh : Nh gm bit th, nh ring l, cn h chung c, nh thuc s hu Nh nc, Theo , cn h chung c l nh , v vy cn h chung c mang y c im ca nh

Mt l, l nh gn lin vi t, c xy dng trn t. Th hin tnh bt di bt dch khng th di di ca nh

Hai l, l loi nh c tnh bn vng, thi gian s dng di, tnh hao mn chm. Nu cn h chung c c xy dng vi cht lng tt, cn h c th s dng c 60 70 nm

Ba l, l loi nh c gi tr ln i vi ngi dn. Vic s hu c mt cn h chung c ti cc th ln nh H Ni, Tp.H Ch Minh l mong c ca i a s ngi dn lao ng c thu nhp trung bnh thp

Bn l, l nh nn c s dng vi mc ch v phc v cc nhu cu sinh hot ca h gia nh, c nhn. Nh y l nhu cu quan trng ca con 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

1 Theo khon 3, iu 70, Lut Nh nm 2009 sa i, b sung nm 2009



Nm l, l loi nh vi c cu gm phng khch, phng ng, phng bp, phng v sinh.p ng c yu cu t ra v kt cu ca nh

Su l, l nh nn khi cn h chung c c a vo 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

1.1.2.3 Cn h chung c mang c im ca bt ng sn

Ti iu 174, B lut dn s 2005 (BLDS 2005) th nh l bt ng sn. Cn h chung c l nh nn cng l bt ng sn v mang y c im ca bt ng sn

Th nht, l loi bt ng sn mang tnh c bit. N xut pht t tnh c bit v khan him ca t ai. Tnh khan him ca t ai l do din tch c hn khng phi l v tn. Chnh tnh khan him, tnh c nh v khng di di c ca t ai

Th hai, l loi bt ng sn mang tnh bn lu. t ai l ti sn do thin nhin ban tng, mt loi ti nguyn khng th b hy hoi tr thin tai, xi mnng thi, bt ng sn trn t sau khi xy dng hoc sau mt thi gian s dng c ci to nng cp c th tn ti hng trm nm hoc lu hn na, li c th s dng vo nhiu mc ch khc nhau, nn y l loi bt ng sn rt phong ph v a dng, khng bao gi cn

Th ba, l loi bt ng sn chu s nh hng v tc ng ln nhau. Gi tr ca bt ng sn ny c th b tc ng ca bt ng khc. c bit, trong trng hp Nh nc u t xy dng cc cng trnh kt cu h tng s lm tng v p v nng co gi tr s dng ca bt ng sn trong khu vc

Th t, l loi bt ng sn mang tnh thch ng c sinh ra trong qu trnh s dng. Trong qu trnh s dng chng c th iu chnh cng nng m vn gi c nhng nt c trng ring, ng thi vn m bo yu cu s dng ca ngi tiu dng trong vic tho mn nhu cu sinh hot, sn xut-kinh doanh v cc hot ng khc

Th nm, l loi bt ng sn mang tnh ph thuc vo nng lc qun l. N i hi kh nng v chi ph qun l cao hn so vi cc bt ng sn thng



thng khc. Vic u t xy dng rt phc tp, chi ph ln, thi gian di. Do , i hi cn c kh nng qun l thch hp v tng xng. Th su, l loi bt ng sn mang nng yu t th hiu v tm l x hi. N chu s chi phi ca cc yu t ny mnh hn cc bt ng sn khc. Nhu cu v bt ng sn ca mi vng, mi khu vc l rt khc nhau, ph thuc vo th hiu ca ngi dn sinh sng ti . Yu t tm l x hi v mt vi yu t khc mi trng sng, kh nng ca bn thn v.v.. cng chi phi nhu cu v hnh thc ca loi bt ng sn ny

Th by, loi bt ng sn l nh ny n cn chu s chi phi ca chnh sch v php lut ca Nh nc. Chnh sch php lut v t ai, v kinh doanh bt ng sn, v nh , xy dng, u t,Chng s c tc ng, nh hng ti gi c ca bt ng sn1

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 c quy nh, c th phn cn h chung c thnh 4 loi:

Cn h loi 1: l cn h phi c din tch khng nh hn 70m2 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, 2 phng v sinh vi y trang b v cc phng khc. Tt c cc phng u m bo thng gi, chiu sng t nhin v tip xc vi khng gian rng ri

Cn h loi 2: l cn h phi c din tch khng nh hn 60m2 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, 2 phng v sinh vi y trang b v cc phng khc. Tt c cc phng u m bo thng gi, chiu sng t nhin v tip xc vi khng gian rng ri

1 Ts. Nguyn Minh Phong, Bi ging Chuyn th trng bt ng sn, i hc quc gia H Ni, 2012



Cn h loi 3: l cn h phi c din tch khng nh hn 50m2 vi c cu cn h m bo quy chun, tiu chun hin hnh gm phng khch, phng ng (phng ng chnh din tch hn 12m2), phng bp, phng v sinh. Tt c cc phng u m bo thng gi, chiu sng m bo quy chun, tiu chun hin hnh

Cn h loi 4: l cn h c din tch, c cu cc phng cng vic m bo thng gi, chiu sng c nh gi thp hn cn h loi 3 nhng vn phi t quy chun, tiu chun c bn c ra i vi cn h 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

Vi nhu cu nh tng nhanh ti cc thnh ph ln, 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 pht trin. Theo mt trong nhng c s pht sinh quyn ngha v dn s gia cc bn 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 th1

Trong lnh vc thng mi: L s tha thun gia cc bn (m t nht mt bn l thng nhn hoc t chc, c nhn hot ng c lin quan n thng mi) xc lp, thay i hoc chm dt quyn v ngha v ca cc bn trong vic thc hin cc hot ng thng mi nhm mc ch sinh li2

Vi 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 s3

T cc khi nim trn 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 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

1 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 - 3 2

3 Theo khon 1, iu 338, B Lut Dn s nm 2005



1.2.2 c im hp ng mua bn cn h chung c

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 (cn h) l bt ng sn. B Lut Dn s 2005 quy nh bt ng sn l ti sn1. Nh vy, cn h l ti sn v mang c im ca ti sn, suy rng ra hp ng mua bn cn h chung c mang c im ca hp ng mua bn ti sn

Th nht, l loi hp ng song v. Theo , bn bn cn h v bn mua cn h 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

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 thu2n la3 m 2t 2c im pha5p ly 5 quan tro 2ng cu a h2p 3ng mua ba5n ti sn no 5i chung va3 cu ng la3 2c im cua h2p 3ng mua ba5n cn h chung c no 5i ring. K t3 th3i im ca5c bn a tho a thu2n va3 th 5ng nh5t y 5 chi5 v5i nhau v3 nhng n 2i dung c ban cu a h2p 3ng thi3 h2p 3ng o 5 2c coi la3 a xa5c l2p

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 cn h v quyn s hu cn h hp php cho bn mua

Th nm, nh hu ht cc hp ng mua bn ti sn khc, hp ng mua bn cn h 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 thng1

1.2.2.2 Hp ng mua bn cn h chung c mang c im ca hp ng mua bn nh

Nh phn tch mc 1.1.2, cn h chung c l nh . Suy rng ra, hp ng mua bn cn h chung c l hp ng mua bn nh . V vy, hp ng mua bn cn h chung c mang y c im ca hp ng mua bn nh

Mt l, hp ng mua bn cn h chung c chu s iu chnh ca nhiu lnh vc php lut gm php lut dn s, php lut nh , lut v doanh nghip, lut v kinh doanh bt ng sn,

Hai l, hp ng mua bn cn h chung c v mt hnh thc phi c lp thnh vn bn, c cng chng hoc chng thc tr trng hp bn bn cn h chung c l t chc c chc nng kinh doanh nh 2

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 khc1 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

1.2.3 Phn loi hp ng mua bn cn h chung c

Cc hp ng mua bn cn h chung c c giao kt kh a dng v phong ph v loi hp ng. Mi loi hp ng mua bn cn h chung c u c quyt nh bi i tng bn cn h chung c, i tng c mua cn h chung c, phng thc mua bn cn h chung c.

1.2.3.1 Hp ng mua bn cn h chung c dng nh x hi. y l loi hp ng m bn bn c Nh nc h tr cc chnh sch v t xy dng, min gim thu, c vay u i. u t xy dng cn h chung c cho bn mua

1 PGS.TS Hong Th Lin, Bnh lun khoa hc B Lut dn s nm 2005 Nh xut bn Chnh tr quc

gia, 2009, trang 277 - 278 2 Theo khon 3, iu 93, Lut Nh nm 2005 sa i, b sung nm 2009



thuc din: ngi c cng cch mng; cn b cng chc vin chc; s quan, qun nhn chuyn nghip; ngi lm cng tc c yu khng phi qun nhn c hng ch chnh sch nh qun nhn; cng nhn, ngi lao ng lm vic ti cc khu cng nghip; ngi c thu nhp thp v ngi thuc din h ngho ti khu vc th; i tng bo tr x hi; ngi cao tui c thn, c n khng ni nng ta; cc i tng ht ht tiu chun nh cng v; hc sinh, sinh vin cc trng i hc, cc trng cao ng, trung cp, trng dy ngh; h gia nh, c nhn thuc din ti nh c cha b tr c nh 2

1.2.3.2 Hp ng mua bn cn h chung c thng mi. y l hp ng c giao kt gia bn bn cng l bn u t xy dng cn h chung c thng mi p ng nhu cu v theo c ch th trng c cu t c cung. Loi hp ng ny bt buc bn bn phi tun theo mu hp ng c quy nh ti Thng t 03/2014/TT-BXD sa i, b sung iu 21 Thng t 16/2010/TT-BXD quy nh hng dn th hin mt s ni dung Ngh nh 71/2010/N-CP quy nh chi tit v hng dn thi hnh Lut nh .

Chnh bi nhu cu cn h chung c cho ngi dn khng ngng tng cao trong nhng nm gn y. Nm bt c c hi kinh doanh, cc c nhn, t chc thuc cc thnh phn kinh t khng ngng tng cng u t xy dng cn h chung c cung cp cho th trng. Mc ch u t v li nhun, thu hi vn nhanh chng nn bng mi cch cc ch u t to ra nhng iu khon trong hp ng c li cho mnh nhng li gy bt li cho khch hng. iu khon v quyn li i vi khch hng mp m, gy thit hi cho bn mua khi c pht sinh tranh chp. V vy, bo v quyn, li ch hp php cho bn mua, c quan Nh nc quy nh mu hp ng bt buc cc ch u t phi tun th theo

1.2.3.3 Hp ng mua bn cn h chung c thng thng. y l loi hp ng c giao kt gia bn bn khng phi thnh phn kinh t u t xy dng cn h chung c vi bn mua cn h chung c.

Theo , bn bn c nhu cu bn cn h chung c thuc s hu ca mnh; bn mua c nhu cu ch . Nu gi c cn h c bn bn a ra ph hp vi kh nng ca bn mua, v tr, khng gian, thit k ca cn h c bn mua hi

1 Theo khon 2, iu 93, Lut Nh nm 2005 sa i, b sung nm 2009

2 Theo iu 14, Ngh nh 188/2013/N-CP ngy 20/11/2013 ca Chnh ph v pht trin v qun l

nh x hi



lng. Hai bn c th tin hnh giao kt hp ng, cng nhau son tho hp ng, iu khon v quyn v ngha v ca cc bn trong hp ng, cc tha thun khc

hp ng c hiu lc php lut, c php lut cng nhn s tha thun gia bn bn v bn mua cn h chung c, hp ng mua bn cn h gia cc bn cn cng chng hoc chng thc ti c quan, t chc c thm quyn1

1.2.3.4 Hp ng mua bn cn h chung c bn u gi. y l loi hp ng c giao kt thng qua t chc hoc hi ng bn u gi bn u gi cn h chung c vi hnh thc bn cn h cng khai theo phng thc tr ln, c t hai ngi tr ln tham gia u gi theo nguyn tc, trnh t php lut quy nh2

Theo , cn h chung c c bn c th thuc s hu c nhn, t chc, Nh nc hoc ti sn m bo thi hnh nbn bn khng trc tip bn cn h cho bn mua m thng qua hnh thc bn u gi cn h chung c c tin hnh bi t chc, hi ng c thm quyn bn u gi. Bn mua s tin hnh lm th tc c tham gia u gi cn h, cc bn mua s ra gi cao hn mc gi sn cn h c nh gi, bn mua no c gi mua cao nht s c mua cn h.

1.2.3.5 Hp ng mua bn cn h chung c thuc s hu Nh nc. y l loi hp ng m bn bn cn h chung c l Nh nc, cn h chung c c bn thuc s hu ca Nh nc. Vic bn cn h c tin hnh trc tip bi c quan Nh nc..

1.2.3.6 Hp ng mua bn cn h chung c c yu t nc ngoi. y l loi hp ng m t nht mt trong cc bn tham gia mua bn cn h chung c l c quan, t chc, c nhn nc ngoi, ngi Vit Nam nh c nc ngoi3.

c mua bn cn h chung c ti Vit Nam, ch th nc ngoi phi tha mn yu cu v nng lc ch th, ng thi phi tha iu kin php l theo quy nh ca php lut Vit Nam trong cc giao dch mua bn cn h chung c c quy nh ti cc vn bn php lut c lin quan. Chng hn, c nhn nc ngoi mun mua cn h chung c phi c nng lc hnh vi dn s theo php

1 Theo iu 450, B Lut Dn s nm 2005

2 Theo khon 1, iu 2, Ngh nh 17/2010/N-CP ngy 04 thng 3 nm 2010 ca Chnh ph quy nh

v bn u gi ti sn 3 Theo iu 758, B Lut Dn s nm 2005



lut Vit Nam, phi tm tr ti Vit Nam, c ng gp cho t nc Vit Nam trn cc lnh vc.

1.3 S cn thit ca quy nh php lut iu chnh hp ng mua bn cn h chung c

Nh l ti sn c gi tr ln i vi ngi dn. Chnh v vy, m bo s cng khai, minh bch trong cc giao dch lin quan n nh m Nh nc ban hnh nhng quy nh php lut bo v quyn v li ch hp php ca cc bn tham gia giao dch v nh ni chung v cn h chung c ni ring

V th, hp ng mua bn cn h chung c n cha ng trong y nhng quy nh ca php lut v nh , php lut dn s.l nhng quy nh bt buc cc bn khi giao kt hp ng phi tun theo hp ng c hiu lc c php lut cng nhn

1.3.1 S cn thit ca quy nh php lut t gc c quan Nh nc

Php lut l cng c thc thi cn thit c quan Nh nc qun l v mt hnh chnh, thc hin vic thu thu, to s minh bch, n nh trong cc giao dch mua bn nh ni chung v cn h chung c ni ring,

Th nht, kinh t - x hi t nc pht trin, nhu cu c s hu cn h chung c ca ngi dn ngy cng tng cao. Ch th, i tng tham gia hp ng mua bn cn h chung c cng c m rng, cc vn lin quan n hp ng mua bn cn h chung c cng a dng, phc tp . V vy, da vo cc quy nh php lut c ban hnh gip c quan Nh nc xc nh c ch th no c tham gia giao kt hp ng, ch th no khng; cn h chung c c mua bn c tha iu kin c php giao dch, hnh thc ca hp ng mua bn cn h chung c c tun th quy nh, iu khon giao kt hp ng c tri php lut, giao kt hp ng c nhm che du mt giao dch no khc T , c quan Nh nc c bin php gii quyt ph hp ng quy nh

Th hai, thu l ngun thu ch yu ca ngn sch Nh nc, cc giao dch mua bn nh ni chung v cn h chung c ni ring u c gi tr ti sn giao dch ln, li nhun mang li cho c nhn, t chc cao.V vy vic ban hnh nhng quy nh php lut nhm trnh tht thu thu ca Nh nc t ngun li nhun ca c nhn, t chc mang li, gip tng ngun ngn sch nhm phc v nhiu hn nhng yu cu dn sinh, x hi



Th ba, cn c trn s lng nhng giao dch mua bn cn h chung c, c quan Nh nc c s nh gi s b v nhu cu nh ca ngi dn trong tng giai on, tng a bn, khu vc dn c; s lng cn h chung c c u t xy mi p ng c bao nhiu phn trm s lng ngi dn ang cn nh T , c nhng k hoch, chnh sch v mt hnh chnh ph hp thc y vic pht trin cn h chung c trong thi gian ti

1.3.2 S cn thit ca php lut i vi bn bn v bn mua cn h chung c

Th nht, cc quy nh php lut t ra bo v quyn, li chnh ng ca bn tham gia giao kt hp ng mua bn cn h chung c. Cc bn tun th ng cc quy nh php lut trong qu trnh giao kt, qu trnh thc hin hp ng lun c s bo v ca php lut

Th hai, i vi loi hp ng mua bn cn h chung c thng mi thng c son sn bi bn bn, trong c nhng iu khon c li cho bn bn, bt li cho bn mua. V vy cng bng, minh bch, bo v bn mua m php lut quy nh mu hp ng bt buc bn bn phi tun th theo

Tm li, chng 1 ngi vit tm hiu nhng khi nim chung v cn h chung c, cc loi cn h chung c, c im c bn v hp ng mua bn cn h chung c v cc loi hp ng mua bn cn h chung c ti Vit Nam, s cn thit ca quy nh php lut trong vic iu chnh



CHNG 2: PHP LUT V HP NG MUA BN CN H CHUNG C 2.1 Ch th ca hp ng mua bn cn h chung c 2.1.1 Ch th phi c nng lc hnh vi dn s khi giao kt hp ng mua bn cn h chung c 2.1.1.1 C nhn 2.1.1.2 Php nhn 2.1.1.3 Cc ch th khc ca hp ng mua bn cn h chung c.. 2.1.1.3.1 Nh nc 2.1.1.3.2 Ngi Vit Nam nh c nc ngoi. 2.1.1.3.3 Doanh nghip t nhn 2.1.2 Cc bn ca hp ng mua bn cn h chung c 2.1.2.1 Bn bn cn h chung c.. 2.1.2.2 Bn mua cn h chung c. 2.2 i tng ca hp ng mua bn cn h chung c. 2.2.1 Cn h chung c c quyn s hu nh . 2.2.2 Cn h chung c c hnh thnh trong tng lai 2.2.3 Cn h chung c thuc s hu Nh nc 2.2.4 c im quyn s hu cn h chung c... 2.3 Nhng iu kin bt buc hp ng mua bn cn h chung c c hiu lc 2.3.1 Hp ng mua bn cn h chung c phi lp thnh vn bn 2.3.2 Vic chng nhn cng chng hoc chng thc i vi hp ng mua bn cn h chung c 2.3.3 Vic hp ng mua bn cn h chung c c ng k hp ng mu ti c quan Nh nc c thm quyn 2.3.3. 2.4 iu kin c hiu lc ca hp ng mua bn cn h chung c 2.4 Ni dung ca hp ng mua bn cn h chung c 2.4.1 Cc iu khon ch yu ca mt hp ng mua bn cn h chung c 2.4.1.1 iu khon v i tng hp ng mua bn cn h chung c.. 2.4.1.2 iu khon v gi bn cn h chung c, phng thc thc hin hp ng v thi gian thanh ton.. 2.4.1.3 iu khon v quyn v ngha v bn bn, bn mua cn h chung c.



2.4.1.4 iu khon v thi im chuyn giao quyn s hu cn h chung c 2.4.1.5 iu khon v gii quyt tranh chp i vi hp ng mua bn cn h chung c 2.4.1.6 iu khon v hiu lc ca hp ng mua bn cn h chung c 2.4.2 Cc iu khon dnh ring cho hp ng mua bn cn h chung c thng mi......................... 2.4.3 Hp ng mua bn cn h chung c qua u gi 2.4.4 Cc iu khon dnh ring cho hp ng mua bn cn h chung c hnh thnh trong tng lai

CHNG 2:

PHP LUT V HP NG MUA BN CN H CHUNG C

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 v phi chu trch nhim v vic thc hin quyn, ngha v pht sinh t hp ng 2.1.1 Ch th phi c nng lc hnh vi dn s khi giao kt hp ng mua bn cn h chung c Nng lc hnh vi dn s ca ch th l mt trong nhng iu kin tin quyt ch th c tham gia giao dch dn s ni chung v giao kt hp ng mua bn cn h chung c ni ring1 2.1.1.1 C nhn 2.1.1.1.1 C nhn trong nc C nhn trong nc c giao kt hp ng mua bn cn h chung c ph thuc vo mc nng lc hnh vi dn s ca c nhn . Mc nng lc hnh vi dn s ca c nhn c quyt nh bi tui, kh nng nhn thc, iu khin hnh vi ca tng c nhn c th Mt l, c nhn t mi tm tui tr ln v khng b bnh tm thn, khng b nghin ma ty hoc bt k cht kch thch no khc dn n ph tn ti sn gia nh th c nhn c nng lc hnh vi dn s y c l ch th ca hp ng mua bn cn h chung c2

1 Theo im a, khon 1, iu 122 B Lut Dn s nm 2005

2 Theo iu 19, iu 22, iu 23 B Lut Dn s nm 2005



V d, anh X 20 tui, khng mc bnh tm thn, khng b nghin ma ty. Anh X c nng lc hnh vi dn s y tr thnh ch th ca hp ng mua bn cn h chung c Hai l, c nhn cha thnh nin t mi lm tui n di mi tm tui c ti sn ring bo m thc hin ngha v th c nhn c th t mnh xc lp, thc hin giao kt hp ng mua bn cn h chung c1 Ba l, c nhn b hn ch nng lc hnh vi dn s do b nghin ma tu hoc nghin cht kch thch khc dn n ph tn ti sn gia nh, c nhn vn c th l ch th ca hp ng mua bn cn h chung c vi iu kin phi c s ng cho tham gia giao dch ca ngi c To n ch nh lm ngi i din theo php lut cho c nhn2 2.1.1.1.2 C nhn l ngi nc ngoi Ngi nc ngoi khi xc lp, thc hin cc giao dch dn s ni chung v giao kt hp ng mua bn cn h chung c ni ring ti Vit Nam th nng lc hnh vi dn s ca ngi nc ngoi c xc nh theo quy nh ca php lut Vit Nam. Ngi nc ngoi phi c nng lc hnh vi dn s tng t nh c nhn trong nc c quy nh t iu 17 n iu 23 B Lut Dn s nm 20053. Theo , ngi nc ngoi khi giao kt hp ng mua bn cn h chung c phi c mt trong cc iu kin: Th nht, ngi nc ngoi t mi tm tui tr ln v khng b bnh tm thn, khng b nghin ma ty hoc cht kch thch. Th hai, ngi nc ngoi t mi lm tui n di mi tm tui c ti sn ring bo m thc hin ngha v th c th t mnh xc lp, thc hin giao dch Th ba, ngi nc ngoi b nghin ma tu hoc nghin cht kch thch khc, vn c giao kt hp ng mua bn cn h chung c vi iu kin phi nhn c s ng ca ngi c To n ch nh lm ngi i din theo php lut cho ngi nc ngoi

1 Theo khon 2, iu 20 B Lut Dn s nm 2005

2 Theo iu 23 v khon 3, iu 141 B Lut Dn s nm 2005

3 Theo iu 762, B Lut Dn s nm 2005 v khon 1, iu 7 Ngh nh 138/2006/N-CP ngy

15/11/2006 quy nh chi tit thi hnh cc quy nh ca B lut dn s v quan h dn s c yu t nc ngoi v quan h dn s c yu t nc ngoi



2.1.1.2 Php nhn 2.1.1.2.1 Php nhn trong nc Khng ch c nhn trong nc c tham gia giao kt hp ng mua bn cn h chung c m php nhn trong nc cng l ch th thng thy ca hp ng ny. Php nhn trong nc c nng lc ch th thc hin cc giao dch dn s ni chung v giao kt hp ng mua bn cn h chung c ni ring. Bi php nhn c nng lc ch th mang tnh chuyn bit, nng lc php lut dn s v nng lc hnh vi dn s ca php nhn pht sinh t thi im php nhn c thnh lp v chm dt t thi im chm dt php nhn1. Tuy nhin, nng lc ch th ca php nhn b hn ch bi php lut chuyn bit v loi hnh php nhn; mc ch, phm vi hot ng ca php nhn c th hin trong iu l, quyt nh thnh lp php nhn2. Do vy, vic php nhn tham gia giao kt hp ng mua bn cn h chung c cn ph hp vi mc ch v phm vi hot ng ca mnh V d, ng thi php nhn l mt ch th o, khng phi l con ngi c th bi php nhn c thnh lp theo sng kin ca c nhn, t chc hoc theo quyt nh ca c quan nh nc c thm quyn3 nn php nhn khng c nng lc hnh vi dn s thc. Do vic xc lp, thc hin giao kt hp ng mua bn cn h chung c ca php nhn phi thng qua ngi i din theo php lut ca php nhn c quy nh ti khon 4, iu 141 BLDS 2005 l ngi ngi ng u php nhn theo quy nh ca iu l php nhn hoc quyt nh ca c quan nh nc c thm quyn" hoc ngi i din y quyn c quy nh ti khon 1, iu 143 BLDS 2005 l ngi c ngi i din theo php lut ca php nhn y quyn xc lp, thc hin giao dch dn s 2.1.2.2 Php nhn nc ngoi Php nhn nc ngoi khi tham gia xc lp, thc hin giao dch dn s ni chung v giao kt hp ng mua bn cn h chung c ni ring ti Vit Nam th nng lc ch th ca php nhn nc ngoi c xc nh theo php lut Vit Nam. Theo , php nhn nc ngoi c nng lc php lut v nng lc hnh vi dn s t thi im php nhn nc ngoi c thnh lp v chm dt t thi

1 Theo iu 23 v khon 3, iu 141 B Lut Dn s nm 2005

2

3



im chm dt php nhn. Kh nng thc hin quyn, ngha v dn s trong giao dch dn s ni chung ni chung v giao kt hp ng mua bn cn h chung c ni ring ca php nhn nc ngoi phi ph hp vi mc ch, iu l hot ng ca mnh1 Cng nh php nhn trong nc, php nhn nc ngoi khng trc tip xc lp, thc hin quyn, ngha v ca php nhn m phi c ngi i din theo php lut hoc ngi i din theo y quyn nhn danh php nhn tham gia cc giao dch dn s, trong c hp ng mua bn cn h chung c 2.1.1.3 Cc ch th khc Bn cnh cc ch th thng xuyn ca hp ng mua bn cn h chung c, php lut Vit Nam cn ghi nhn v cho php s tham gia ca cc ch th khc 2.1.1.3.1 Nh nc

2.1.1.3.2 Doanh nghip t nhn Ch th tham gia trong cc hp ng mua bn cn h chung c vi t cch thng l bn bn cn h do doanh nghip u t xy dng p ng nhu cu ca th trng Theo , doanh nghip t nhn l doanh nghip do mt c nhn c y nng lc hnh vi dn s lm ch, c nhn c ton quyn quyt nh i vi mi hot ng kinh doanh ca doanh nghip v t chu trch nhim bng ton b ti sn ca mnh i vi doanh nghip2. V vy, vi t cch l ch doanh nghip, c nhn kh nng t xc lp, thc hin giao kt hp ng mua bn cn h 2.1.1.3.3 H gia nh Cng l mt ch th ca hp ng mua bn cn h chung c. H gia nh gm cc thnh vin trong h c ti sn chung, cng ng gp cng sc hot ng kinh t chung trong sn xut nng, lm, ng nghip hoc mt s lnh vc sn xut, kinh doanh khc do php lut quy nh 2.1.1.3.4 Ngi Vit Nam nh c nc ngoi

1 Theo iu 765, B Lut Dn s nm 2005 v khon 2, iu 10 Ngh nh 138/2006/N-CP ngy

15/11/2006 quy nh chi tit thi hnh cc quy nh ca B Lut Dn s nm 2005 v quan h dn s c yu t nc ngoi 2 Theo im , iu 13 v iu 141 Lut Doanh nghip nm 2005 sa i, b sung nm 2013



2.1.2 Cc bn ca hp ng mua bn cn h chung c Ty vo tng ch th cng iu kin php l quy nh km theo, m ch th c th xut hin vi t cch l bn bn hoc bn mua cn h chung c 2.1.2.1 Bn bn cn h chung c

l ch th ca bn bn cn h chung c (cn h) th c nhn, h gia nh, php nhn, doanh nghip t nhn phi l i tng c s hu hp php cn h theo quy nh php lut v nh v c cc loi giy t cho vic to lp hp php cn h lm c s cho vic cp giy Chng nhn quyn s hu nh c quy nh ti iu 31 Ngh nh 43/2014/N-CP ngy 15 thng 5 nm 2014 ca Chnh ph quy nh chi tit thi hnh mt s iu ca Lut t ai nm 2013:

* i vi h gia nh, c nhn trong nc phi c mt trong cc loi giy t sau:

Giy php xy dng cn h i vi trng hp phi xin php xy dng (trng hp ny p dng khi h gia nh, c nhn u t xy dng cn h chung c dng nh x hi1) Hp ng mua bn cn h thuc s hu nh nc theo quy nh ti Ngh nh s 61/CP ngy 05 thng 7 nm 1994 ca Chnh ph v mua bn v kinh doanh nh hoc giy t thanh l, ha gi cn h thuc s hu nh nc t trc ngy 05 thng 7 nm 1994 Giy t v s hu cn h do c quan c thm quyn cp qua cc thi k m cn h khng thuc din Nh nc xc lp s hu ton dn theo quy nh ti Ngh quyt s 23/2003/QH11 ngy 26 thng 11 nm 2003 ca Quc hi kha XI v nh t do Nh nc qun l, b tr s dng trong qu trnh thc hin cc chnh sch v qun l nh t v chnh sch ci to x hi ch ngha trc ngy 01 thng 7 nm 1991 (vit tt Ngh quyt 23/2003/QH11); Ngh quyt s 755/2005/NQ-UBTVQH11 ngy 02 thng 4 nm 2005 ca y ban Thng v Quc hi quy nh vic gii quyt i vi mt s trng hp c th v nh t trong qu trnh thc hin cc chnh sch qun l nh t v chnh sch ci to x hi ch ngha trc ngy 01 thng 7 nm 1991 (vit tt Ngh quyt 755/2005/NQ-UBTVQH11)

1 Theo khon 7, iu 6 Ngh nh 188/2013/N-CP ngy 20 thng 11 nm 2013 ca Chnh ph v pht

trin qun l nh x hi



Giy t v mua bn hoc nhn tng cho i, tha k cn h chung c c chng nhn ca cng chng hoc chng thc ca y ban nhn dn cp c thm quyn. i vi cn h mua bn, tha k, nhn tng cho, i k t ngy 01 thng 7 nm 2006 phi c vn bn v giao dch. i vi cn h do mua ca doanh nghip u t xy dng bn th phi c hp ng mua bn cn h do hai bn k kt Bn n hoc quyt nh ca Ta n nhn dn hoc giy t ca c quan nh nc c thm quyn gii quyt c quyn s hu cn h c hiu lc php lut

* i vi php nhn trong nc, php nhn nhn nc ngoi, ngi Vit Nam nh c nc ngoi, c nhn nc ngoi, doanh nghip t nhn:

Th nht, bn bn nu u t thc hin d n xy dng cn h chung c kinh doanh th phi c mt trong nhng giy t v d n pht trin cn h kinh doanh (quyt nh ph duyt d n hoc quyt nh u t hoc giy php u t hoc giy chng nhn u t)

Th hai, bn bn s hu cn h c mua, nhn tng cho, nhn tha k cn h hoc c s hu cn h qua cc hnh thc khc theo quy nh ca php lut th phi c cc loi giy t v giao dch theo quy nh ca php lut v nh

Th ba, bn bn s hu cn h xy dng khng ph hp vi giy t quy nh (quyt nh ph duyt, u t d n hoc giy php, giy chng nhn u t hoc cc giy t mua, nhn tng cho, nhn tha k cn h) th phi c kin bng vn bn ca c quan c thm quyn cp php xy dng xc nhn din tch xy dng khng ng giy t khng nh hng n an ton cng trnh v nay ph hp vi quy hoch xy dng c c quan c thm quyn ph duyt Ngoi ch th c nhn, h gia nh, php nhn, doanh nghip t nhn, ngi Vit Nam nh c nc ngoi th Nh nc cng l mt ch th c bit tham gia hp ng mua bn cn h chung c vi t cch l bn bn cn h thuc s hu ca mnh. Nh nc xc lp quyn s hu hp php cn h chung c theo quy nh ti iu 239, iu 254, iu 644, B Lut Dn s nm 2005; khon 2, iu 1 Ngh nh 34/2013/N-CP ngy 22 thng 4 nm 2013 ca Chnh ph v qun l, s dng nh thuc s hu Nh nc; iu 3 Ngh nh 29/2014/N-CP ngy 10 thng 4 nm 2014 ca Chnh ph quy nh v thm quyn, th tc xc lp quyn s hu Nh nc v ti sn v qun l, x l ti sn c xc lp v cc vn bn php lut khc c lin quan:



Mt l, Nh nc xc lp quyn s hu i vi cn h chung c c thuc din s hu ton dn theo quy nh ti Ngh quyt s 23/2003/QH11 v Ngh quyt s 755/2005/NQ-UBTVQH11 Hai l, Nh nc xc lp quyn s hu i vi cn h chung c dng nh cng v phc v cho cn b, cng chc Nh nc hoc cn h chung c dng nh x hi c Nh nc u t xy dng bng ngun vn ngn sch Ba l, i vi cn h chung c v ch do ch s hu t b quyn s hu hoc khng xc nh c ch s hu th sau thi gian nm nm k t ngy thng bo cng khai vn cha xc nh c ai l ch s hu th cn h thuc v Nh nc Bn l, Nh nc c s hu i vi cn h chung c cng nh cc ti sn khc do ngi cht li m khng ngi tha k theo di chc, theo php lut hoc c nhng khng c quyn hng di sn, t chi nhn di sn v ti sn cn li (trong c cn h chung c) sau khi thc hin ngha v v ti sn Nm l, i vi cn h chung c l ti sn ca ch s hu do phm ti c c, b kt n theo bn n c hiu lc ca Ta n v cn h b tuyn xung cng qu Nh nc Su l, t chc, c nhn trong v ngoi nc chuyn giao quyn s hu cn h chung c bng hnh thc hin, tng, ng gp cn h chung c thuc s hu ca mnh cho Nh nc Vit Nam 2.1.2.2 Bn mua cn h chung c c tham gia vi t cch l bn mua trong hp ng mua bn cn h chung c th bn mua phi c nng lc ch th (nh cp phn 2.1.1). Theo , mi c nhn, php nhn trong nc, h gia nh, doanh nghip t nhn u c th tr thnh bn mua cn h chung c theo quy nh php lut Ring i vi ch th l Nh nc c mua cn h chung c ca cc d n pht trin nh thng mi hoc d n pht trin nh x hi do ch u t xy dng, bn giao theo hnh thc BT (xy dng chuyn giao) to lp qu nh x hi thuc s hu Nh nc cho thu hoc thu mua1 Cng vi i vi c nhn nc ngoi, php nhn nc ngoi, ngi Vit Nam nh c nc ngoi v ch th trong nc c mua cn h chung c

1 Theo im a, khon 2, iu 4 Ngh nh 188/2013/N - CP ngy 20 thng 11 nm 2013 ca Chnh ph

v pht trin v qun l nh x hi



dng nh x hi th ngoi nng lc ch th th phi tha mn nhng iu kin php l km theo c th tr thnh bn mua cn h chung c, c th: 2.1.2.2.1 C nhn, php nhn nc ngoi mua cn h chung c ti Vit Nam 2.1.2.2.1.1 iu kin c nhn, php nhn nc ngoi c mua cn h chung c ti Vit Nam C nhn nc ngoi phi c th thng tr hoc th tm tr hoc giy t chng nhn c php c tr ti Vit Nam t 12 thng tr ln v khng thuc i tng c hng quyn u i, min tr ngoi giao, lnh s theo quy nh ca Php lnh v quyn u i, min tr dnh cho c quan i din ngoi giao, c quan Lnh s nc ngoi v c quan i din ca T chc quc t ti Vit Nam ngy 23 thng 8 nm 1993 ca y ban Thng v Quc hi1. ng thi cc c nhn ny phi tha mn mt trong nhng iu kin c quy nh ti khon 1, iu 5, Ngh nh 51/2009/N-CP ngy 03 thng 6 nm 2009 ca Chnh ph (51/2009/N-CP) hng dn thi hnh mt s iu ca Ngh quyt s 19/2008/QH12 ngy 03 thng 06 nm 2008 ca Quc hi v vic th im cho t chc, c nhn nc ngoi mua v s hu nh ti Vit Nam (19/2008/QH12): Th nht, c nhn nc ngoi v ang u t trc tip ti Vit Nam hoc ang gi chc danh tng gim c, gim c v cp ph ca doanh nghip hoc trng, ph cc n v trc thuc doanh nghip trong nc v doanh nghip c vn u t nc ngoi theo lut Vit Nam Th hai, c nhn nc ngoi c cng ng gp cho Vit Nam, c tng thng Hun chng, Huy chng hoc giy t xc nhn ca c quan cp B ph trch lnh vc c nhn nc ngoi c ng gp Th ba, c nhn nc ngoi c trnh k s, c nhn tr ln v ang lm vic trong cc lnh vc c php lao ng, hnh ngh ti Vit Nam. i vi ngi c php hnh ngh, lao ng trong lnh vc c chuyn mn, k nng c bit th phi c xc nhn ca hip hi, hi ngh nghip Vit Nam hoc ca c quan cp B chuyn trch Th t, c nhn nc ngoi phi c giy t chng nhn kt hn vi cng dn Vit Nam i vi php nhn nc ngoi phi l doanh nghip c vn u t nc ngoi ang hot ng ti Vit Nam theo php lut v u t (c Giy chng nhn

1 Theo khon 2, iu 5 Ngh nh 51/2009/N-CP ngy 03 thng 6 nm 2009 ca Chnh ph hng dn

hnh mt s iu ca Ngh quyt s 19/2008/QH12



u t do c quan c thm quyn ca Vit Nam cp cn thi hn t mt nm tr ln) v khng c chc nng kinh doanh bt ng sn, c nhu cu v nh cho nhng ngi ang lm vic ti doanh nghip 2.1.2.2.1.2 S lng cn h chung c m c nhn, php nhn nc ngoi c mua v s hu ti Vit Nam Khng nh ch th trong nc c quyn mua s hu s lng cn h chung c khng gii hn, ch th nc ngoi ch c quyn mua v s hu cn h chung c vi s lng nht nh theoquy nh ti khon 1v khon 2 iu 5 Ngh quyt 19/2009/QH12 v khon 3, khon 4 iu 3 Ngh nh 51/2009/N-CP: c nhn nc ngoi c mua v s hu mt cn h chung c, doanh nghip c vn u t nc ngoi c mua v s hu mt hoc mt s cn h chung c cho nhng ngi ang lm vic ti doanh nghip . Cn h chung c c mua phi nm trong d n pht trin nh thng mi (c th cn h chung c do cc doanh nghip kinh doanh bt ng sn u t xy dng theo d n c c quan c thm quyn ph duyt bn hoc cn h c sn ca c nhn mua trong d n pht trin nh thng mi v c cp Giy chng nhn quyn s hu nh theo quy nh bn1). Trong trng hp c nhn nc ngoi, doanh nghip c vn u t nc ngoi ny c tng cho hoc c tha k thm nh khc th ch c chn s hu cn h chung c trong d n pht trin nh thng mi, i vi loi nh khc th ch c hng gi tr ca nh t vic chuyn nhng li Vi vic Vit Nam ang bc vo sn chi ln ca cc t chc kinh t th gii nh WTO (T chc thng mi th gii) v sp ti y l TPP (Hip nh i tc thng mi xuyn Thi Bnh Dng)Dng vn u t t cc c nhn, doanh nghip nc ngoi khng ngng vo Vit Nam, chnh v l thu ht cc nh u t nc ngoi, cc chnh sch php lut v u t, thu, c s h tngni chung v chnh sch v nh ni ring cho cc i tng ny phi khng ngng c Nh nc ci tin, i mi ph hp hn vi tnh hnh kinh t ca t nc. y cng l xu th ton cu ha ca cc nn kinh t v ang pht trin trn th gii, lun to mi iu kin thu ht u t, vi nhng ch , chnh sch php lut u i mi ch th nc ngoi c c nhng quyn

1 Theo khon 3 v khon 4 iu 3 Ngh nh 51/2009/N-CP ngy 03 thng 6 nm 2009 ca Chnh ph

hng dn hnh mt s iu ca Ngh quyt s 19/2008/QH12



li gn nh cng dn nc s ti, gip ha hp, gn b vi t nc mnh ang sinh sng 2.1.2.2.2 Ngi Vit Nam nh c nc ngoi Cng nh ch th trong nc, ngi Vit Nam nh c nc ngoi c quyn mua v s hu s lng cn h chung c khng hn ch khi tha c iu kin cn l phi c tr ti Vit Nam (c chng minh bng s tm tr; giy t xc minh v vic tm tr ti a phng hoc th tm tr; h chiu nc ngoi c du chng nhn tm tr ti Vit Nam t ba thng tr ln1) v iu kin c quy nh ti iu 66 Ngh nh 71/2010/N-CP ngy 23/6/2010 ca Chnh ph quy nh chi tit v hng dn thi hnh Lut Nh v iu 13 Thng t lin tch 05/2010/TTLT-BTP-BNG-BCA ngy 01 thng 3 nm 2010 ca B T php, B Ngoi giao v B Cng an c sa i, b sung nm 2013 v hng dn thi hnh Ngh nh s78/2009/N-CP ngy 22 thng 9 nm 2009 ca Chnh ph quy nh chi tit v hng dn thi hnh mt s iu ca Lut Quc tch Vit Nam:

* i vi ngi c quc tch Vit Nam th phi c h chiu Vit Nam cn gi tr hoc mt trong cc loi giy t khc nh giy chng minh nhn dn; quyt nh cho nhp, tr li quc tch Vit Nam; vn bn xc nhn ca c quan i din Vit Nam nc ngoi; giy t do chnh quyn c trc y cp, k c giy khai sinh trong khng c mc quc tch hoc mc quc tch b trng nu trn ghi h tn Vit Nam (vi h tn ngi yu cu, h tn cha, m)

* i vi ngi gc Vit Nam th phi c h chiu nc ngoi km theo mt trong cc giy t xc nhn l ngi gc Vit Nam nh: Chng minh nhn dn; h chiu; giy t chng minh l ngi tng c quc tch Vit Nam m khi sinh ra quc tch Vit Nam c xc nh theo nguyn tc huyt thng hoc c cha hoc m, ng ni hoc b ni, ng ngoi hoc b ngoi tng c quc tch Vit Nam theo huyt thng; giy t v nhn thn, h tch, quc tch do cc ch c cp trc ngy 30 thng 4 nm 1975; giy bo lnh ca Hi on ngi Vit Nam, ca ngi c quc tch Vit Nam trong xc nhn ngi c gc Vit Nam; giy t do c quan c thm quyn ca nc ngoi cp trong ghi quc tch Vit Nam hoc quc tch gc Vit Nam. ng thi ngi gc Vit Nam phi thuc mt trong cc din:

1 Theo iu 67 Ngh nh 71/2010/N-CP ngy 23/6/2010 ca Chnh ph quy nh chi tit v hng dn

thi hnh Lut Nh nm 2005 sa i, b sung nm 2009



Mt l, ngi v ang u t trc tip ti Vit Nam theo php lut v u t

Hai l, ngi c cng cch mng c tng thng hun, huy chng, bng khen cng ch u i; ngi gi cng v lnh o cc t chc chnh tr - x hi trong nc, Mt trn t quc cp tnh tr ln; ngi ang l nng ct ca t chc kiu bo c quan h trong nc, c nhng ng gp, gip c quan ca Vit Nam nc ngoi Ba l, ngi c hc hm, hc v thuc cc lnh vc, c lnh o ng, Nh nc; lnh o B, c quan thuc Chnh ph; Th trng cc trng i hc, hc vin, vin nghin cu mi v v hin ang nghin cu, ging dy, qun l ti nhng ni ny Bn l, ngi ang hnh ngh, lao ng trong lnh vc cn c chuyn mn, k nng c bit cn c xc nhn ca hip hi, hi ngh nghip Vit Nam hoc ca c quan cp B chuyn trch Nm l, ngi phi kt hn vi cng dn Vit Nam ang sinh sng trong nc Ring i vi ngi gc Vit Nam c c tr nhng khng tha mt trong nm iu kin trn y th ngi c quyn c s hu mt cn h chung c hoc mt nh ring l. Trng hp ngi ny c tha k hoc tng cho thm nh khc th ch c chn s hu mt nh , cc nh cn li c hng gi tr t vi chuyn nhng li Theo Ngh quyt 36/NQ-TW ca B Chnh tr 26-3-2004 ca B Chnh tr, v cng tc i vi ngi Vit Nam nc ngoi Ngi Vit Nam nc ngoi l mt b phn khng th tch ri v l mt ngun lc ca cng ng dn tc Vit Nam, l nhn t quan trng gp phn tng cng quan h hp tc hu ngh gia nc ta vi cc nc. Chnh v vy, ng v Nh nc Vit Nam lun c gng to mi iu kin, chnh sch php lut gip ngi Vit Nam nh c nc ngoi c hng nhng quyn li gn nh ca cng dn Vit Nam ang sinh sng trong nc v mt trong s l chnh sch v nh , gp phn vo vic xa tan i nhng nh kin, nhng ngn cch do lch s li, gip dn tc Vit Nam on kt, cng pht trin i ln 2.1.2.2.2 Ch th c mua cn h chung c dng nh x hi Cc chnh sch php lut ca Nh nc khng ngng to mi iu kin u i, h tr v t xy dng, min gim thu, h tr vay vn ngn hng cc



nh u t pht trin cn h chung c dng nh x hi vi chi ph xy dng thp, gi c hp l nhm phc v cho cc i tng c mua cn h theo quy nh ti 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: 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 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 nc1) 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 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 hoc 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 (tr trng hp mua cn h dng nh x hi do h gia nh, c nhn u t xy dng) Th ba, ngi c thu nhp thp phi khng thuc din np thu thu nhp c nhn thng xuyn Ring i vi ngi mua cn h thuc din ti nh c thc hin theo quy nh, hng dn c th ca y ban nhn dn cp tnh Vic ban hnh cc chnh sch gip pht trin nh x hi, l mt s c gng ca Nh nc trong vic to lp ch cho nhng ngi c cng, nhng ngi ang gi nhng nhim v bo v nhn dn, t nc, nhng ngi lao ng, ngi c hon cnh kh khn.khi m vi ngun thu nhp ca mnh, h kh lng mua c nhng nh ring l hoc cn h chung c thng mi vi gi c t ti cc th. 2.2 i tng ca hp ng mua bn cn h chung c Cn h chung c c giao kt trong hp ng phi tha cc iu kin phi c giy Chng nhn cp cho ch s hu cn h chung c (tr trng hp cn h chung c hnh thnh trong tng lai c bn bi ch u t, cn h chung c thuc s hu Nh nc), khng c tranh chp v quyn s hu cn h v cn h

1 Theo khon 1, iu 3 Lut C yu nm 2011



khng b k bin thi hnh n hoc chp hnh quyt nh hnh chnh ca c quan c thm quyn1. Ngoi ra, i vi cn h chung c thuc s hu chung (h gia nh hoc v chng), cn h chung c dng nh x hi, cn h chung l ti sn bo m cn phi tha cc iu kin php l khc km theo c giao dch 2.2.1 Giy Chng nhn cp cho ch s hu cn h chung c Giy chng nhn l c s php l chng minh cho s tn ti thc t ca cn h chung c v ch s hu hp php. Ni dung chnh ca giy Chng nhn th hin thng tin v ngi l ch s hu cn h chung c gn lin vi t, thng tin ca tha t s dng chung, thng tin v cn h chung c v s t km cn h chung c c quy nh ti Thng t 23/2014/TT-BTNMT ngy 19 thng 5 nm 2014 ca B ti nguyn v mi trng v Giy chng nhn quyn s dng t, quyn s hu nh v ti sn khc gn lin vi t (23/2014/TT-BXD): Mt l, tn ngi ch s hu cn h gn lin vi t (tn c nhn, php nhn trong nc, doanh nghip c vn u t nc ngoi, ngi Vit Nam nh c nc ngoi; a ch, s chng minh th hoc h chiu hoc s quyt nh thnh lp, ng k kinh doanh ca php nhn). Trng hp cn h chung c thuc s hu ca h gia nh th ghi tn h ng (b); nu thuc s hu chung ca v chng th ghi tn c v v chng nu c quyn s hu cn h theo quy nh php lut; nu cn h thuc s hu ca nhiu ch th th ghi tn tt c cc ch th Hai l, cc s liu v tha t s dng chung (s ca tha t, t bn , a ch ta lc, din tch t thuc quyn s dng chung ca cc ch cn h, hnh thc s dng chung, mc ch t ti th, thi hn s dng t v ngun gc s dng) Ba l, nhng c im v cn h chung c (s hiu cn h, s hiu tng c cn h, tn v a ch ca nh chung c hoc nh hn hp theo d n u t; din tch sn ca cn h; hnh thc s hu cn h(s hu chung nu cn h thuc mt ch hoc s hu ring nu cn h c nhiu ch; phn din tch cn h thuc s hu ring hoc phn din tch cn h thuc s hu chung); thi hn s hu cn h; nhng hn mc c s hu chung ngoi cn h (ghi tn tng hn mc v din tch km theo (nu c) m ch s hu cn h c quyn s hu chung vi cc ch s hu khc)

1 Theo khon 1, iu 91 Lut Nh nm 2005 sa i, b sung nm 2009



Bn l, s mt bng ca tng nh chung c c cn h; trong th hin v tr, hnh dng mt bng theo tng bao mt ngoi cn h (khng th hin tng phng trong cn h), k hiu (mi tn) ca ra vo cn h, kch thc cc cnh ca cn h Nm l, s tha t s dng chung th hin hnh dng, s liu kch thc cc cnh ca tha t * Mu phn ni dung ca mt Giy chng nhn cp cho ch s hu cn h chung c theo Thng t 23/2014/TT-BXD km ph lc 02 caThng t hng dn tha t, ti sn gn lin vi t:



2.2.2 Cn h chung c hnh thnh trong tng lai Quy nh php lut cng c m rng, thng thong cng to iu kin thun li cho cc giao dch dn s, trong c giao dch mua bn nh ni chung v mua bn cn h chung c ni ring. Php lut Vit Nam cho php k hp ng mua bn cn h chung c ngay khi da n xy dng cn h chung c ang thc hin, ch u t cn huy ng vn t nhng ch th c s hu cn h chung c ti Vit Nam, di hnh thc gp vn c phn chia sn phm cn h hoc hnh thc huy ng vn t tin mua cn h, nhm phc v cho d n. ng thi cn h chung c c mua bn phi tha mn iu kin php l v thit k k thut nh chung c, cn h chung c c ph duyt; xy dng xong phn i ging mng v phn nn ca nh chung c hoc xy dng t ti cao mt bng sn ca tng thp nht ca cng trnh nh chung c, c nghim thu k thut theo quy nh ca php lut v xy dng v thng bo cho S Xy dng ni c d n pht trin nh bit trc t nht 15 ngy, tnh n ngy k hp ng1 i vi cn h chung c hnh thnh trong tng lai dng nh thng mi th ch u t c huy ng vn bng hnh thc gp vn hoc huy ng vn t tin mua cn h, bng hp ng mua bn cn h chung vi cc ch th c quyn mua v s hu cn h chung c ti Vit Nam (c trnh by mc 2.1.2.1)

1 Theo im , im e, khon 3 iu 9 Ngh nh 71/2010/N-CP ngy 23/6/2010 ca Chnh ph quy

nh chi tit v hng dn thi hnh Lut Nh nm 2005 sa i, b sung nm 2009



i vi cn h chung c hnh thnh trong tng lai dng nh x hi, th ch u t ch c huy ng vn t tin mua cn h bng hp ng c k kt vi cc ch th c quyn mua v s hu cn h chung c dng nh x hi (c trnh by mc 2.1.2.2.2) Ngoi ra, i vi cn h chung c dng nh thng mi hnh thnh trong tng lai hoc c giy Chng nhn cp cho ch s hu cn h, th vic ch u t hoc doanh nghip c chc nng kinh doanh bt ng sn (mua cn h t ch u t bn li) k kt hp ng mua bn cn h chung c vi khch hng phi c thc hin thng qua sn giao dch bt ng sn. Tr trng hp ch u t k hp ng mua bn cn h chung c trc tip khng qua sn vi bn mua cng l bn gp vn c phn chia sn phm l cn h chung c hoc bn mua l nhng ch th c mua cn h chung c dng nh x hi1 2.2.3 Cn h chung c thuc s hu Nh nc i vi nh ni chung v cn h chung c ni ring thuc s hu Nh nc c a vo mua bn th phi m bo tha cc iu kin c php bn ca cn h chung c c hoc dng nh cng v hoc dng nh x hi, c quy nh ti iu 24, iu 25 Ngh nh 34/2013/N-CP ngy 22 thng 4 nm 2013 ca Chnh ph v qun l s dng nh thuc s hu Nh nc (vit tt Ngh nh 34/2013/N-CP) v cn h chung c thuc din v ch hoc di sn khng ngi tha k hoc ti sn b tch thu hoc c hin tng, ng gp, c quy nh ti iu 5, iu 24, iu 25, iu 28, iu 34, iu 35 Ngh nh 29/2014/N-CP ngy 10 thng 4 nm 2014 ca Chnh ph quy nh v thm quyn, th tc xc lp quyn s hu ca Nh nc v ti sn v qun l, x l ti sn c xc lp quyn s hu Nh nc (vit tc Ngh nh 29/2014/N-CP), c th:

Cn h chung c c c xc lp s hu ton dn theo Ngh quyt s

23/2003/QH11 v Ngh quyt s 755/2005/NQ-UBTVQH11 v hin ang c cho thu. Bn thu c quyn mua li cn h chung c ang thu nu c nhu cu mua cn h, vi iu kin ng tin thu y , c n ngh mua cn h chung c v cn h khng c tranh chp, khiu ni; cht lng cn h v nh chung c vn cn s dng tt; khng nm trong quy hoch xy dng nh cng

1 Theo khon 1, iu 18 Thng t 16/2010/TT-BXD c sa i, b sung nm 2014 ca B Xy dng

quy nh c th v hng dn thc hin mt s ni dung ca Ngh nh s 71/2010/N-CP ngy 23 thng 6 nm 2010 ca Chnh ph quy nh chi tit v hng dn thi hnh Lut Nh



v, cng trnh trng im, ci to xy dng nh mi hoc cc cng trnh khc theo quyt nh ca c quan Nh nc

i vi cn h chung c dng nh cng v, Nh nc khng cn nhu cu s dng, khng thuc din di di, ph hy xy cng trnh khc th B, ngnh Trung ng vy ban nhn dn cp tnh ang qun lcn h chung c, bo co B Xy dng thm nh trnh Th tng Chnh ph cho php c bn theo hng dn ca B Xy dng

Cn h chung c dng nh x hi ang do cc B, ngnh Trung ng v y ban nhn dn cp tnh qun l, c nhu cu bn ti u t nh x hi khc th B Xy dng nghin cu, trnh Chnh ph xem xt quyt nh

Ring i vi cn h chung c v ch hoc l di sn khng ngi tha k c Nh nc xc lp quyn s hu hoc cn h chung c l ti sn do phm ti m c, b tch thu sung cng qu Nh nc th vic bn (u gi hoc ch nh) cn h chung c phi c Ch tch y ban nhn dn cp tnh ph duyt hoc phn cp thm quyn ph duyt

Cn h chung c c t chc, c nhn trong v ngoi nc chuyn giao quyn s hu bng hnh thc hin, tng, ng gp cho Nh nc Vit Nam th vic bn cn h (u gi hoc ch nh) phi c c quan, t chc, n v qun l, s dng cn h chung c ph duyt 2.2.4 iu kin cn h chung c dng nh x hi c php bn li, cn h chung c l ti sn bo m v cn h chung c thuc s hu chung c php bn i vi cc giao dch mua bn cn h chung c thng thng, cn h c bn khi bn bn c nhu cu bn. Tuy nhin i vi mt s trng hp, cn h chung c c bn khi tha thm cc iu kin php l km theo 2.2.4.1 Cn h chung c dng nh x hi Bn bn c nhu cu bn cn h chung c c mua t ch u t d n cn h chung c dng nh x hi nu t thi im tr ht tin mua cn h n thi im k hp ng vi cc ch th tha cc iu kin c mua v s hu cn h chung c ti Vit Nam, t nm nm tr ln. Trong trng hp khng nm nm thi gian theo quy nh, bn bn ch c quyn bn cn h li cho ch u t d n pht trin nh x hi hoc bn li cho nhng ch th c quyn mua nh x hi (c trnh by mc 2.1.2.2.2); vi mc gi bn khng cao



hn mc gi bn cn h chung c cng loi ti thi im bn1. iu ny nhm hn ch vic bn c mua cn h chung c t cc d n nh x hi bn cn h v mc ch li nhun, mt i ngha tt p t chnh sch nh x hi ca Nh nc 2.2.4.2 Cn h chung c l ti sn bo m Cn h chung c ( c giy Chng nhn cp cho ch s hu cn h hoc cn h hnh thnh trong tng lai) c dng bo m cho ngha v ca bn c ngha v i vi bn c quyn (bn nhn bo m). N c th l ti sn thuc s hu ca bn c ngha v hoc thuc s hu ca bn th ba m ngi ny cam kt dng ti sn bo m thc hin ngha v ca bn c ngha v i vi bn c quyn. Theo , vic bn cn h chung c phi tha mt trong cc iu kin sau: Mt l, bn c quyn s hu cn h chung c mun bn cn h th phi c s ng ca bn nhn bo m nhm bo v quyn v li ch hp php ca bn nhn bo m2 Hai l, trong trng hp cc bn tha thun phng thc x l cn h bo m thc hin ngha v, bng hnh thc bn u gi th vic bn u gi c thc hin theo trnh t, th tc v bn u gi ti sn.Trong trng hp cc bn tha thun v vic bn cn h khng thng qua bn u gi th cc bn c quyn t tha thun vi nhau v gi cn h hoc thng qua t chc c chc nng thm nh gi xc nh gi bn cn h. Bn nhn bo m hoc bn th ba mua cn h bo m theo gi xc nh, nu c s chnh lch gia gi bn cn h vi gi tr ngha v bo m th bn nhn bo m (mua cn h) phi thanh ton li cho bn bo m. ng thi cc bn c trch nhim thc hin cc th tc theo quy nh ca php lut chuyn quyn s hu cn h cho bn mua cn h bo m3

1 Theo khon 6, iu 13 Ngh nh 188/2013/N-CP ngy 20 thng 11 nm 2013 ca Chnh ph v pht

trin v qun l nh x hi 2 Theo khon 4, iu 349 B Lut Dn s nm 2005

3 Theo iu 64a 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



2.2.4.3 Cn h chung c thuc s hu chung i vi cn h thuc s hu chung ca h gia nh, ca v chng hoc ca nhiu ch s hu l i tng ca hp ng mua bn th phi c s ng bng vn bn ca tt c ch s hu cn h c quy nh ti iu 96 Lut Nh nawmm 2005 sa i, b sung nm 2009. Theo , trong trng hp c ch s hu khng ng bn th cc ch s hu chung cn li c quyn lm n yu cu To n gii quyt, ch s hu khng ng bn c quyn u tin mua li cn h, nu khng mua th cn h c bn cho ngi khc. Ring i vi trng hp c ch s hu cn h thuc s hu chung vng mt m c To n tuyn b mt tch th cc ch s hu cn h thuc s hu chung cn li c quyn bn cn h v phn gi tr quyn s hu cn h ca ngi mt tch c x l theo quy nh ca php lut dn s Trong trng hp c ch s hu cn h bn phn quyn s hu cn h ca mnh ( c vn bn tha thun v tng phn s hu ca cc ch s hu), th cc ch s hu khc c quyn u tin mua, trong thi hn ba thng, k t ngy nhn c thng bo v vic bn phn quyn s hu cn h; nu khng c ch s hu no mua th phn quyn c bn cho ngi khc 2.3 Ni dung ca hp ng mua bn cn h chung c 2.3.1 Ni dung c bn ca mt hp ng mua bn cn h chung c thng thng Ni dung c bn ca mt hp ng mua bn cn h chung c c c th bng nhng iu khon trong hp ng, qua cc ch th thc hin quyn v ngha v ca mnh. y l cc iu khon c bn m mt hp ng mua bn cn h chung c cn phi c, c quy nh ti B Lut Dn s nm 2005, khon 2, iu 93 Lut Nh nm 2005 c sa i, b sung nm 2009 v Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca Chnh ph quy nh chi tit v hng dn Lut Nh 1 2.3.1.1 Tn v a ch cc bn Ni dung ny nhm xc nh t cch php l ca cc bn trong hp ng mua bn cn h h chung c, y l iu kin tin quyt hp ng c thc hin. i vi bn bn cn h chung c, nu l php nhn phi ghi tn php nhn, a ch tr s, h tn ngi i din hp php ca php nhn, chc v, chng

1 iu 63, Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca Chnh ph quy nh chi tit v

hng dn Lut Nh



minh th (CMT); nu l c nhn phi ghi c th h tn ca c nhn, a ch, chng minh th; nu l ng s hu cn h th ghi tt c tn, h, CMT, a ch cc ng s hu. i vi ch th bn mua cn h cng thc hin tng t nh ch th bn bn. Trng hp cc bn c y quyn th ghi h, tn c th ngi i din y quyn pha di bn y quyn trong hp ng, CMT, a ch, chc v (nu c) 2.3.1.2 M t c im cn h chung c y l ni dung quan trng trong vic thc hin hp ng mua bn cn h chung c. L c s bn bn phi giao ng cn h chung c vi nhng c im c m t trong hp ng cho bn mua

a ch ca cn h chung c (s ca cn h, tng, nh chung c; i vi hp ng mua bn cn h hnh thnh trong tng lai th ghi r a im ni cn h c xy dng theo quy hoch c duyt), tng din tch sn cn h, trang thit b ch yu gn km cn h, giy t php l ca cn h (giy Chng nhn quyn s hu nh ).

c im v t xy dng cn h chung c (tha t, t bn , din tch t s dng chung) 2.3.1.3 Gi v phng thc thanh ton y l mt trong nhng ni dung c bn cn c ca hp ng mua bn cn h chung c. Yu t gn nh quyt nh bn thnh cng cn h chung c 2.3.1.3.1 Gi cn h chung c * Gi bn cn h chung c c cc bn t tha thun, iu ny xut pht t nguyn tc t do giao kt hp ng c quy nh ti khon 1, iu 431 B Lut Dn s nm 2005. Theo , bn bn bn cn h chung c cho bn mua vi gi m cc bn tha thun c, gi bn cn h bao gm gi ca cn h, gi tr quyn s dng t s dng chung i km v thu gi tr gia tng VAT (nu bn bn thuc din phi np thu VAT) * Ngoi ra, cc bn c th yu cu c nhn hoc t chc (gi chung l bn th ba) xc nh gi cho cn h1. C th, bn bn v bn mua tin hnh giao kt mt hp ng dch v di dng mt hp ng nh gi cn h vi bn th ba c




chc nng kinh doanh dch v bt ng sn v tha thun tr ph thm nh cho bn th ba bn th ba thc hin vic nh gi cn h chung c 1 Vic xc nh gi cho cn h chung c ph thuc vo nhiu yu t, trong cc yu t quyt nh chnh cho gi cn h chung c: din tch cn h, v tr ca cn h xa hay gn trung tm th, s thun tin v kt cu h tng i lin vi cn h chung c, cn h xy mi hoc qua s dng * Trong qu trnh thanh ton, cc bn c th s dng h s trt gi khi c bin ng v gi2. Quy nh ny c p dng trong trng hp thanh ton nhiu ln (thanh ton theo k, tr chm, tr dn,.) v nu c ghi nhn trong hp ng s to c s cng bng gia cc bn, bn mua c li v thi gian thanh ton, bn bn cn h khng b thit thi bi s bin ng v gi t nguyn nhn ng tin thanh ton b lm pht m khng do li ca bn bn gy ra 2.3.1.3.2 Phng thc, thi hn thanh ton * Phng thc thanh ton hp ng mua bn cn h chung c do cc bn t tha thun c th c quy nh ti khon 4, iu 431 B Lut Dn s nm 2005. Theo , c nhiu hnh thc thanh ton nh thanh ton bng tin mt trc tip mt ln vo trc thi im bn bn bn giao cn h chung c cho bn mua hay bn mua chuyn khon qua Ngn hng hoc bn mua thanh ton lm nhiu ln. Vic tha thun v hnh thc phi c th hin r trong hp ng * i vi thi hn thanh ton c u tin cc bn t do giao kt c quy nh ti khon 1, iu 432 B Lut dn s nm 2005. Theo , cc bn thng nht mt khon thi gian c th, t thi im k kt hp ng n thi im thc hin vic thanh ton, mi thi im c xc nh bng ngy, thng, nm3

Thng thng, trong trng hp thanh ton mt ln, bn bn s dnh cho bn mua mt khon thi gian nht nh bn mua chun b tin. i vi trng hp thanh ton thnh nhiu ln, cc bn s tha thun thi im thanh ton vo ngy nht nh ca thng, qu hoc nm. Tt c phi c ghi c th trong hp ng.

1 Theo iu 518 B Lut Dn s v khon 2, iu 8; im b, khon 2, iu 67 Lut Kinh doanh bt

ng sn 2006 2 Theo khon 3, iu 431 B Lut Dn s nm 2005

3 Theo iu 149, B Lut Dn s nm 2005



Trong trng hp cc bn khng c tha thun v thi hn thanh ton th bn mua phi thanh ton ngay khi nhn cn h chung c c quy nh ti khon 3, iu 432 B Lut Dn s nm 2005

Vic xc nh 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 trn bin nhn, phiu thu * Bn cnh , ng tin s dng cho vic thanh ton phi c quy nh c th trong hp ng l tin Vit Nam (VND), khng c s dng ngoi t1

2.3.1.4 Thi gian giao nhn cn h chung c * Thi gian giao nhn cn h chung c l thi im ngy, thng, nm c cc bn tha thun, khi n thi im bn bn v bn mua thc hin vic giao nhn cn h. Vic giao nhn cn h phi c lp thnh bin bn c ch k cc bn Thng thng, thi im bn bn bn giao cn h chung c cho bn mua ngay sau thi im bn mua thc hin xong ngha v thanh ton tin mua cn h cho bn bn. Vic giao nhn cn h phi c lp thnh bin bn c ch k cc bn * Trong trng hp cc bn khng tha thun thi gian giao nhn cn h th bn mua c quyn yu cu bn bn giao cn h v bn bn cng c quyn yu cu bn mua nhn cn h bt c lc no, nhng cc bn phi bo trc cho nhau mt khon thi gian hp l2 2.3.1.5 Quyn v ngha v cc bn y l ni dung khng th thiu trong 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 451 n iu 454 B Lut Dn s nm 2005 2.3.1.5.1 Quyn v ngha v ca bn bn cn h chung c 2.3.1.5.1.1 Quyn ca bn bn cn h chung c * Yu cu bn mua phi tr tin mua cn h ng thi hn theo phng thc tha thun. y l mt quyn c bn ca bn bn cn h chung c xut

1 Theo iu 22, Php lnh ngoi hi 28/2005/PL-UBTVQH11 c sa i, b sung nm 2013




pht t nguyn tc trao i cc gi tr mc tng ng v cng l bn cht ca hp ng mua bn l quan h hng tin1. ng thi trc mi thi im tr tin, bn bn c trch nhim thng bo bng vn bn (thng qua hnh thc nh fax, chuyn bu in....) cho bn mua bit r s tin phi thanh ton v thi hn phi thanh ton k t ngy nhn c thng bo ny * Yu cu bn mua phi hon thnh cc th tc mua bn cn h trong thi hn tha thun. Bn bn c quyn yu cu bn mua cng vi bn bn tha thun hp ng mua bn cn h chung c vi cc ni dung theo quy nh php lut, thc hin cng chng hoc chng thc hp ng ti t chc, c quan c thm quyn (nu bn bn khng l t chc kinh doanh cn h). Ngoi ra, bn bn c quyn yu cu bn mua c trch nhim np h s c cp giy Chng nhn quyn s hu nh theo ng trnh t c quy nh ti iu 16 Lut Nh nm 2005 sa i, b sung nm 2009 (nu bn bn khng phi l php nhn c chc nng kinh doanh bt ng sn hoc cc bn tha thun bn mua thc hin)2

* Khng giao cn h khi cha nhn tin cn h nh tha thun. y l mt bin php gip bo v quyn li cho bn bn.Bn bn c quyn khng giao cn h chung c cho bn mua vo thi im bn giao cn h , khi bn mua c ngha v tr tin trc, nhn cn h sau nhng bn mua khng thanh ton tin theo tha thun trong hp ng3 2.3.1.5.1.2 Ngha v ca bn bn cn h chung c * Thng bo cho bn mua v cc hn ch quyn s hu i vi cn h mua bn. i vi nhng hn ch nh cn h mua bn ang c bn bn cho thu, cn h ang c th chp, s hu chung, s hu ring ca cn h v quy ch qun l s dng nh chung c

Hn ch quyn s hu cn h chung c trong trng hp bn bn ang thc hin mt hp ng cho bn th ba thu cn h chung c cha n hn ly li cn h. Bn bn phi c ngha v thng bo cho bn mua, bn mua phi m bo cho bn th ba c tip tc thu cn h theo cc iu kin tha thun vi bn bn n khi ht hn hp ng4

1 PGS.TS Hong Th Lin, Bnh lun khoa hc B Lut dn s nm 2005 Nh xut bn Chnh tr quc

gia, 2009, trang 339 2 Theo iu 93 Lut Nh nm 2005 sa i, b sung nm 2009

3 PGS.TS Hong Th Lin, Bnh lun khoa hc B Lut Dn s nm 2005 Nh xut bn Chnh tr quc

gia, 2009, trang 340 4 Theo khon 4, iu 496 B Lut Dn s nm 2005



Hn ch quyn s hu cn h chung c trong trng hp bn bn ang th chp cn h chung c thuc s hu ca mnh cho bn th ba bo m thc hin ngha v dn s i vi bn nhn th chp. Bn bn c bn cn h chung c cho bn mua nu c bn nhn th chp ng bng vn bn1.

ng thi bn bn phi thng bo vic th chp cn h cho bn mua. iu ny rt quan trng , n nh hng trc tip n quyn li ca bn mua trong trng hp bn bn khng thc hin c ngha v hoc thc hin khng ng ngha v vi bn nhn th chp v cn h c dng bo m cho ngha v ca bn bn2

Hn ch quyn s hu i vi cn h chung c trong trng hp thc hin nhng quyn v ngha v c th i vi phn din tch s hu chung, phn din tch thuc s hu ring ca cn h, thc hin ng cc quy ch c Ban qun tr chung c quy nh * Bo qun cn h chung c bn trong thi gian cha bn giao cn h cho bn mua. Bn bn phi c ngha v bo v, trng coi, gi gn cn h; trong trng hp cn thit bn bn cn phi b ra cc chi ph sa cha cc h hng ca cn h do cc nguyn nhn khch quan gy ra nh gi, bo, chy, nhm gi tnh trng cn h mc nh tha thun. Bn bn ch thc hin ngha v ny trong khon thi gian cha giao cn h cho bn mua3 * Giao cn h ng tnh trng ghi trong hp ng km theo h s v cn h cho bn mua. Bn bn c ngha v bn giao cn h ng vi tnh trng c im cn h m t trong hp ng (a ch cn h, din tch sn, trang thit b gn km, giy t php l, c im v t s dng chung ) v tnh trng hn ch quyn s hu i vi cn h nu c (cn h ang c bn th ba thu, cn h ang c th chp bo m thc hin ngha v dn s, hn ch v quyn v ngha v i vi phn s hu ring, s hu chung ca cn h, cng nh vic phi thc hin quy ch ca chung c). Nu bn mua nhn cn h ca bn bn, ng ngha vi vic bn mua chp nhn nhng hn ch quyn s hu i vi cn h theo quy nh php lut



3 PGS.TS Hong Th Lin, Bnh lun khoa hc B Lut Dn s nm 2005 Nh xut bn Chnh tr quc

gia, 2009, trang 330



Bn cnh vic giao cn h chung c cho bn mua theo ng tnh trng cn h m cc bn tha thun, bn bn ng thi phi chuyn giao giy Chng nhn quyn s hu nh i vi cn h, s tha t s dng chung cho bn mua cn h1 * Thc hin ng cc th tc mua bn cn h chung c theo quy nh php lut. Bn bn trc tip hoc thng qua ngi i din tha thun mua bn cn h chung c vi bn mua, ni dung hp ng theo quy nh php lut. Bn bn phi cng vi bn mua thc hin vic chng nhn hp ng ti t chc cng chng hoc chng thc ca y ban nhn dn cp huyn i vi cn h th, chng thc ca y ban nhn dn cp x i vi cn h nng thn (tr trng hp bn bn l t chc c chc nng kinh doanh cn h chung c k tn, ng du vo hp ng). ng thi bn bn np h s c cp giy Chng nhn quyn s hu nh theo ng trnh t c quy nh ti iu 16 Lut Nh nm 2005 sa i, b sung nm 2009 (nu bn bn l t chc c chc nng kinh doanh bt ng sn hoc cc bn tha thun bn bn thc hin)2

C th, h s ngh cp giy Chng nhn quyn s hu nh gm: n ngh cp giy Chng nhn quyn s hu nh ca bn mua cn h, bn sao hp ng mua bn cn h chung c c cng chng hoc chng thc, giy Chng nhn quyn s hu cn h chung c km s cn h chung c gn lin t chung c3

i vi t chc mua cn h chung c ti khu vc th hoc nng thn th h s c np ti c quan qun l nh cp tnh. i vi c nhn mua cn h th hoc nng thn th h s np ti c quan qun l nh cp huyn hoc x4 2.3.1.5.2 Quyn v ngha v bn mua cn h chung c 2.3.1.5.2.1 Ngha v ca bn mua cn h chung c * Tr tin mua cn h ng thi hn, theo phng thc m cc bn tha thun trong hp ng. i vi thc hin ngha v tr tin, bn mua phi tun th, thc hin y , ng thi hn, phng thc thanh ton tha thun trong hp

1 Theo im c, khon 1, iu 15 v im a, khon 1, iu 91 Lut Nh nm 2005 sa i b sung nm

2009 2 Theo iu 93 Lut Nh nm 2005 sa i, b sung nm 2009

3 Theo khon 1, iu 15 Lut Nh nm 2005 sa i, b sung nm 2009

4 Theo iu 16, Lut Nh nm 2005 sa i, b sung nm 2009



ng1. Trong trng hp bn mua chm thc hin vic tr tin ng hn hoc khng thc hin d c bn bn gia hn th bn mua phi tr li i vi s tin chm tr theo li sut c bn do Ngn hng Nh nc cng b tng ng vi thi gian chm tr ti thi im thanh ton; i vi ngha v tr tin ca bn mua chm thc hin gy thit hi cho bn bn, bn mua cn phi bi thng thit hi (nu khng c tha thun min tr trch nhim bi thng)2 * Nu hp ng khng quy nh thi hn v a im tr tin, th bn mua phi tr tin vo thi im bn bn giao cn h v ti ni c cn h em bn. i vi ngha v tr tin, nu nh cc bn khng c tha thun v thi im v a im tr tin c ghi nhn trong hp ng th bn mua c ngha v tr tin mua cn h vo thi im giao nhn cn h v ti a im l ni cn h3 * Nhn cn h ng thi hn tha thun. Bn mua phi c ngha v nhn cn h khi ti thi im bn giao c cc bn ghi nhn trong hp ng. Trng hp bn mua chm tr tip nhn cn h khi ti hn, lm pht sinh thit hi cho bn bn th bn mua phi bi thng thit hi v phi chu mi ri ro xy ra k t thi im chm tip nhn cn h, tr trng hp cc bn c tha thun khc4 * Trong trng hp cn h chung c trong tnh trng hn ch quyn s hu nh cn h ang c bn bn cho bn th ba thu, bn mua phi bo m quyn, li ch ca bn th ba thu cn h nh tha thun trong hp ng thu khi thi hn thu vn cn hiu lc5. Quy nh ny nhm bo v bn ang thu cn h 2.3.1.5.2.2 Quyn ca bn mua cn h chung c * c nhn cn h km theo h s v cn h theo ng tnh trng tha thun. Bn bn c quyn nhn cn h ng vi nhng c im c m t trong hp ng, k c tnh trng hn ch i vi quyn s hu cn h khi n thi im bn giao cn h v khi bn mua thc hin ng ngha v thanh ton tin cho bn bn theo tha thun trong hp ng, km theo h s v cn h nh giy Chng nhn quyn s hu nh ca bn mua, s t s dng chung.


2 Theo iu 305 B Lut Dn s nm 2005

3 Theo khon 1, iu 438 B Lut dn s nm 2005

4 Theo iu 306 B Lut Dn s nm 2005




* Yu cu bn bn hon thnh cc th tc mua bn cn h trong thi hn tha thun. Bn mua c quyn yu cu bn bn phi c ngha v cng vi bn mua hon thnh nhng th tc cn thit hp ng mua bn cn h chung c c hon tt ng thi hn c cc bn thng nht trong hp ng (phn ngha v bn bn phi thc hin, c nu phn cui mc 2.3.1.5.1.2) * Yu cu bn bn giao cn h ng thi hn; nu khng giao hoc chm giao cn h th phi bi thng thit hi Bn mua sau khi thc hin xong ngha v tr tin cho bn bn nh tha thun th c quyn yu cu bn bn c ngha v giao cn h ng thi hn, trong trng hp bn bn khng bn giao hoc chm bn giao cn h so vi thi hn th phi c trch nhim bi thng thit hi cho bn mua. Theo , nu bn bn khng bn giao cn h th phi tr li tin tng ng gi tr cn h cho bn mua v bi thng thit hi. Trong trng hp bn bn chm giao cn h, bn mua c th gia hn thm mt khon thi gian bn bn thc hin ngha v ca mnh, nu qu thi hn m bn bn vn khng giao cn h th bn mua c quyn buc bn bn phi giao v bi thng thit hi hoc trong trng hp khng cn cn thit bn mua c quyn t chi nhn cn h (hy hp ng) v yu cu bi thng (bao gm tn tht v ti sn, chi ph hp l ngn chn, hn ch, khc phc thit hi, thu nhp thc t b mt hoc b gim st)1. 2.3.1.6 Bo hnh cn h chung c

Thi hn bo hnh cn h chung c do cc bn tha thun hoc theo quy nh ti iu 74 Lut Nh sa i, b sung nm 2005 (p dng bt buc i vi cn h chung c c u t xy dng bn). Theo , bn bn c trch nhim bo hnh cn h, tr trng hp cn h b h hng do thin tai, ch ha hoc do ngi s dng gy ra. Ni dung bo hnh cn h bao gm sa cha, khc phc cc h hng v kt cu chnh ca nh (dm, ct, sn, trn, mi, tng, cc phn p, lt, trt), cc thit b gn lin vi nh 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

1 Theo khon 1, iu 305 v iu 307 B Lut Dn s nm 2005



nghing, ln, st nh . i vi cc thit b khc gn vi nh th bn bn thc hin bo hnh theo thi hn quy nh ca nh sn xut1

2.3.1.6 Trch nhim do vi phm hp ng mua bn cn h chung c

Cc bn c th tho thun c th cc trch nhim phi gnh chu (nh pht; tnh li, mc li sut; phng thc thc hin trch nhim....) do vi phm hp ng hp (khng thc hin hoc thc hin khng ng ngha v). Trong tng trng hp c th nh bn mua chm thanh ton tin mua cn h, bn mua chm nhn cn h, bn bn chm bn giao cn....2

2.3.1.7 Cc trng hp bt kh khng

Bn mua hoc bn bn khng b coi l vi phm hp ng v khng phi chu trch nhim (khng b pht vi phm hoc khng phi chu trch nhim bi thng thit hi) nu vic khng thc hin thc hin hoc thc hin khng ng cc ngha v c cc bn tha thun trong hp ng ny do c s kin bt kh khng nh thin tai, chin tranh, ha hon, s thay i quy nh php lut v cc trng hp khc m khng phi do li ca cc bn gy ra, tr trng hp c tha thun khc hoc php lut c quy nh khc, c quy nh ti khon 2, iu 302 B Lut Dn s nm 2005

1 Theo iu 46 Ngh nh 71/2010/N-CP ngy 23 thng 6 nm 2010 ca Chnh ph quy nh chi tit v

hng dn Lut Nh 2 Theo khon 1 iu 302 B Lut Dn s nm 2005

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