ABSTRACT:
From w88 chuẩn nhất strong development trend of investment and business activities related toland use rights in w88 chuẩn nhất current real estate business, it is possible to predict w88 chuẩn nhất strong attractiveness and tremendous development opportunities of this business field in w88 chuẩn nhất future. w88 chuẩn nhất land use rights trading market will become more exciting and a hot spot that attracts real estate investors. Besides w88 chuẩn nhất key factor which is w88 chuẩn nhất supply and demand of w88 chuẩn nhất market, w88 chuẩn nhất situation of disputes is also a factor to assess w88 chuẩn nhất growth of w88 chuẩn nhất market for land use rights. In order to create stable business growth, w88 chuẩn nhất essential factor is w88 chuẩn nhất ability to resolve disputes arising. If w88 chuẩn nhất quality ofdispute resolutionis not improved, it will lead to disappointment in an unstable business market, business entities will not want to continue investing in this area. Not realizing w88 chuẩn nhất positive nature of dispute resolution will lead to negative reviews for w88 chuẩn nhất legal system and w88 chuẩn nhất market for land use rights is still unstable. Shortcomings of w88 chuẩn nhất system of legal regulations on dispute resolution ofland use right transfer contractsneed to be replaced by a system of strict binding regulations in terms of dispute settlement and binding procedures. all business entities.
Keywords:Contract of land use right transfer in real estate business, dispute resolution, advanced solution of dispute resolution.
1. Set w88 chuẩn nhất problem
Real estate business in Vietnam has many great opportunities to attract w88 chuẩn nhất attention of business investment, especially in real estate business of land, housing and business infrastructure development. This is one of w88 chuẩn nhất potential factors to promote w88 chuẩn nhất development of w88 chuẩn nhất real estate market. w88 chuẩn nhất number of real estate business transactions is constantly increasing, including business transactions related to land use rights which always occupy a large amount. w88 chuẩn nhất rapid increase in w88 chuẩn nhất number of business transactions of land use rights has become w88 chuẩn nhất cause of w88 chuẩn nhất growing popularity of land use rights transfer disputes, w88 chuẩn nhất number of cases of disputes over any type of business contract Estate in general and w88 chuẩn nhất contract of land use right transfer in real estate business in particular account for a large proportion of other civil contract disputes. Accompanying w88 chuẩn nhất development of land use rights business in w88 chuẩn nhất context of w88 chuẩn nhất current real estate economy, land use right transfer contracts play an increasingly important role as a legal basis for rights and obligations between parties when conducting business transactions. In addition to w88 chuẩn nhất State's management policies and socio-economic conditions, w88 chuẩn nhất legal environment is a decisive factor to develop land use right transfer transactions. w88 chuẩn nhất reality of w88 chuẩn nhất court's dispute settlement shows that w88 chuẩn nhất number of disputes related to land business transactions accounts for a large proportion. w88 chuẩn nhất cause of this situation is because w88 chuẩn nhất legal system still has some inappropriate regulations, there are still gaps for investors, organizations and business individuals, buyers can "circumvent w88 chuẩn nhất law". w88 chuẩn nhất perception of entities on legal regulations on land use right transfer contract is still not high. It is necessary to continue studying and completing solutions to improve w88 chuẩn nhất efficiency of dispute resolution of land use right transfer contracts in terms of law-making, guiding w88 chuẩn nhất implementation of laws and solutions on implementation organization coordination mechanism, to avoid too complicated and too much legal system related to land use right trading.
2. Characteristics of disputes over land use right transfer contracts according to w88 chuẩn nhất Law on Real Estate Business 2014
w88 chuẩn nhất Law on Real Estate Business in 2014 has more fully defined w88 chuẩn nhất content of real estate business activities compared to w88 chuẩn nhất previous. Accordingly, real estate business organizations and individuals invest capital to carry out construction, purchase and transfer activities to sell, transfer, lease, sublease, lease and purchase real estate, real estate brokerage services, real estate trading floor services, real estate consulting services or real estate management for profit purposes. Contract of land use right transfer in real estate business is not for purely civil transaction purpose but w88 chuẩn nhất purpose of land use right transfer contract is w88 chuẩn nhất profit gained from trading activities. w88 chuẩn nhất majority of cases of transferring land use rights in real estate business are aimed at implementing investment, production, business or infrastructure projects to transfer or sublease for w88 chuẩn nhất purpose of looking for profit. Thus, another feature of a dispute over a real estate business contract for a land use right is always associated with w88 chuẩn nhất purpose for w88 chuẩn nhất benefit of at least one of w88 chuẩn nhất parties to w88 chuẩn nhất dispute. w88 chuẩn nhất establishment of a civil contract in general and w88 chuẩn nhất parties towards different purposes and benefits, however, with a contract to transfer land use rights in real estate business, contracting is formed derived from w88 chuẩn nhất purpose of profit. This feature comes from w88 chuẩn nhất law of real estate business that has been legalized in Clause 1, Article 3, Law on Real Estate Business 2014: "Real estate business is capital investment to carry out construction activities. Construction, purchase, transfer or sale or sale, lease, sublease, lease and purchase of real estate, real estate brokerage services, real estate transaction services, private services real estate or real estate management for profit purposes w88 chuẩn nhất purpose of making a profit is considered a prerequisite of a land use right transfer contract in w88 chuẩn nhất real estate business. In fact, profits have been proven to attract organizations and individuals to invest in this business, contributing to boosting w88 chuẩn nhất real estate market in general and market for land use rights in particular developed.
Compared to w88 chuẩn nhất Law on Real Estate Business in 2006, w88 chuẩn nhấtLaw on Real Estate Business in 2014had more regulations to expand w88 chuẩn nhất conditions of organizations and individuals conducting land use right transfer transactions in real estate business. w88 chuẩn nhất subject of a dispute on a real estate business contract for a land use right is w88 chuẩn nhất subject of a real estate business contract. Accordingly, for a contract of land use right transfer in real estate business, participants must be w88 chuẩn nhất owner of a real estate business when entering into a contract and w88 chuẩn nhất other may be w88 chuẩn nhất owner of w88 chuẩn nhất business. real estate or not. Organizations and individuals that meet business conditions in w88 chuẩn nhất form of enterprises and cooperatives and have legal capital in accordance with w88 chuẩn nhất Law on Real Estate Business in 2014 are entitled to transfer land use rights. w88 chuẩn nhất law also stipulates w88 chuẩn nhất expansion of w88 chuẩn nhất right to transfer land use rights to small and irregular real estate business households and individuals, but need to declare and pay taxes in accordance with w88 chuẩn nhất law.
Disputes over land use rights transfer contracts are considered w88 chuẩn nhất most common form of dispute over real estate business contracts. Disputes over land use right transfer contracts are conflicts, disagreements, conflicts between w88 chuẩn nhất parties on w88 chuẩn nhất improper or non-performance of rights and obligations in w88 chuẩn nhất contract of land use right transfer. w88 chuẩn nhất transfer of land use rights is a trigger point for development of real estate business activities, positively affecting other real estate trading markets. w88 chuẩn nhất law on real estate business is perfected with w88 chuẩn nhất conditions that w88 chuẩn nhất types of land are allowed to trade in land use rights. n addition to w88 chuẩn nhất conditions of land use rights without dispute, land use rights are not restricted to ensure judgment execution, during w88 chuẩn nhất land use term. Article 9 of w88 chuẩn nhất Law on Real Estate Business in 2014 revised w88 chuẩn nhất regulation of having legal documents proving w88 chuẩn nhất land use rights in accordance with w88 chuẩn nhất law according to w88 chuẩn nhất Law on Real Estate Business in 2006 into a regulation with a certificate of rights. land use according to land law. In fact, w88 chuẩn nhất status of disputes over land use rights revolves around issues of inadequate land legal documents, w88 chuẩn nhất transfer of mortgaged land use rights, and disputes over land use rights contracts. Disputes related to land use right transfer transactions of project owners due to w88 chuẩn nhất policy of not implementing w88 chuẩn nhất compensation obligation have been advertised to sell projects for compensation, when there is not enough compensation money, w88 chuẩn nhất number of depositors advance without land as agreed. w88 chuẩn nhất risk of investors' capital is likely to lead to significant economic losses for w88 chuẩn nhất assignee, whereby w88 chuẩn nhất assignee does not receive w88 chuẩn nhất land and w88 chuẩn nhất deposit cannot be returned. In many cases, small-scale individuals and households doing real estate business do not regularly allocate land use rights in w88 chuẩn nhất form of handwritten papers. But when signing a transfer contract, w88 chuẩn nhất conditions for reallocation of land plots are not guaranteed or in w88 chuẩn nhất case of agricultural land signing a deposit certificate when not eligible for separation of land plots or transfer to residential land, will give rise to disputes between transferors and recipients of land use rights transfer. Concerning w88 chuẩn nhất practice of resolving disputes on real estate business contracts, another legal issue is raised by w88 chuẩn nhất legal provisions of w88 chuẩn nhất form of land use right transfer contracts. Real estate business law in 2104 stipulates: Real estate business contract must be made in writing; w88 chuẩn nhất notarization and authentication of contracts shall be agreed upon by w88 chuẩn nhất parties, except for contracts on purchase and sale, hire-purchase of houses and construction works, contracts on land use right transfer, and parties to households and individuals business is not large, not often must be notarized or authenticated. Thus, according to w88 chuẩn nhất provisions of w88 chuẩn nhất Law on Real Estate Business in 2014, w88 chuẩn nhất contract of land use right transfer must be notarized or certified when w88 chuẩn nhất business owner of w88 chuẩn nhất land use right is not an enterprise or real estate business cooperative. This is a difficult regulation for parties to transfer land use rights and practice of dispute settlement. Over w88 chuẩn nhất past time, disputes over land use right transfer contracts have increased in number, most of w88 chuẩn nhất contracts have been declared invalid due to violations of w88 chuẩn nhất form of w88 chuẩn nhất contract, although there are many cases between w88 chuẩn nhất partiesassignment always wishes to enter into and perform contracts. From practice of dispute settlement, w88 chuẩn nhất declaration of invalid contract must handle very difficult and complicated consequences. There are many cases where w88 chuẩn nhất transferee has built w88 chuẩn nhất project or transferred it to a third party, so w88 chuẩn nhất damage of w88 chuẩn nhất assignee is often very large. Therefore, w88 chuẩn nhất purpose of managing transactions as well as limiting disputes arises when regulations on contract forms have not been reached. Practices that require real estate business law must have new regulations to ensure w88 chuẩn nhất stability of business transactions on land use rights in real estate business and need to redefine cases of violations forms that do not lead to a contract being invalidated to bind w88 chuẩn nhất parties' responsibilities and rights when entering into a contract.
Law on land use right transfer in real estate business is a legal field with wide adjustment contents, w88 chuẩn nhất application of law on dispute settlement related to real estate business transactions in general and delivery land use rights business in particular is very complicated. Settlement of business contract disputes on land use rights is an important activity for w88 chuẩn nhất parties to find appropriate methods and ways to eliminate conflicts, disagreements, conflicts arising from contract disputes. In cases where w88 chuẩn nhất parties choose to settle disputes by court, w88 chuẩn nhất settlement of disputes over land use rights transfer contracts in real estate business is w88 chuẩn nhất basis for w88 chuẩn nhất land law system and real estate business law affirms an important role in today's social life. w88 chuẩn nhất contractual relationship of land use right transfer is associated with w88 chuẩn nhất huge economic interests of w88 chuẩn nhất parties, so it is very easy to dispute when there are conflicts of interest between w88 chuẩn nhất entities of w88 chuẩn nhất contract. When disputes arise, w88 chuẩn nhất parties often seek different ways to resolve disputes to protect their rights and interests. w88 chuẩn nhất current law has recognized many methods of settling land use right disputes, including negotiation, mediation, commercial arbitration and w88 chuẩn nhất Court. Each method of dispute resolution has different characteristics that create advantages and disadvantages of each method. Depending on w88 chuẩn nhất nature and extent of w88 chuẩn nhất contract dispute, and combined with w88 chuẩn nhất advantages and disadvantages and characteristics of each method of dispute settlement. Organizations and individuals can choose w88 chuẩn nhất most effective way of resolving disputes in case of a dispute they encounter.
3. Solutions to improve w88 chuẩn nhất efficiency of settling disputes on land use right transfer contracts in real estate business
Transfer of land use rights in real estate business is a field of business investment that brings a lot of profits but also many potential risks, w88 chuẩn nhất top concern of organizations and individuals is to find opportunities. w88 chuẩn nhất most effective way to resolve contract disputes. Therefore, studying to complete w88 chuẩn nhất solution to improve w88 chuẩn nhất effectiveness of land use right transfer contract settlement is an urgent requirement in w88 chuẩn nhất context of increasing disputes from this business transaction contract become popular.
- New models and mechanisms for implementing land use right disputes are implemented to streamline compliance with land use right transfer contracts. w88 chuẩn nhất real estate economy provides a new, larger context to apply and reshape w88 chuẩn nhất legal framework under which it is affected. w88 chuẩn nhất current law does not provide specific and adequate criteria to determine and pay attention to w88 chuẩn nhất duration of inspection, appraisal, research and land use and management issues. w88 chuẩn nhất operation and development of land-use business transactions will provide w88 chuẩn nhất most important aspects, which will explain how they are consistent with w88 chuẩn nhất applicability of w88 chuẩn nhất law. When w88 chuẩn nhất administrative mechanism, an inappropriate natural reciprocal is still in a leading position instead of a free economy mechanism, w88 chuẩn nhất application of law will be limited, a barrier to resolution real estate business disputes and for w88 chuẩn nhất promotion of solutions to organize w88 chuẩn nhất implementation of w88 chuẩn nhất law.
- Establish a mechanism for settling disputes on land use right contracts in real estate business to ensure w88 chuẩn nhất right to self-determination and freedom to conduct business in real estate economic fields. Completing w88 chuẩn nhất legal framework of land use right transfer contracts deriving from w88 chuẩn nhất specificity of w88 chuẩn nhất land law relations and w88 chuẩn nhất transfer of land use rights in relation to other legal areas such as w88 chuẩn nhất law of business real estate, business, trade, investment, foreign exchange management, tax policy.
- Develop legislation to settle disputes on land use right transfer contracts in real estate business which need to be consistent with w88 chuẩn nhất inevitable and objective development of a volatile and flexible real estate economy. w88 chuẩn nhất legal system of land use rights business and regulations on w88 chuẩn nhất mechanism of dispute settlement for w88 chuẩn nhất previous economy, whether it is still suitable for w88 chuẩn nhất current stage of real estate business development. It can be pointed out that w88 chuẩn nhất current unrest in w88 chuẩn nhất market in terms of land use rights comes from w88 chuẩn nhất uncertainty of existing legal regulations, leading to many business entities taking advantage of that legal situation to avoid , reduce their obligations to business partners. It is necessary to ensure that law-making planning will catch up with w88 chuẩn nhất business practices and new fluctuations in w88 chuẩn nhất current land-use trading market.
- Improving w88 chuẩn nhất effectiveness of law to resolve disputes over land use right transfer contracts in real estate business must be placed in an organic relationship with perfecting w88 chuẩn nhất real estate business law system in general. Developing a law on dispute resolution should be based on w88 chuẩn nhất content of w88 chuẩn nhất legal basis, need to create w88 chuẩn nhất structure, space and scope, understand w88 chuẩn nhất economic conditions of w88 chuẩn nhất dispute, understand w88 chuẩn nhất aspects of contract terms and frameworks Contract is very important, is w88 chuẩn nhất first step of applying a dispute resolution law.
- w88 chuẩn nhất market for land use rights is a risky economic market, which means successful or failed transactions, bad or good transactions are born anytime, anywhere and understand w88 chuẩn nhất law will help adapt to business environment. On w88 chuẩn nhất side of business investors, it is necessary to organize and guide w88 chuẩn nhất system of legal regulations on land business and real estate business. Mastering w88 chuẩn nhất legal regulations will help business owners solve psychological barriers when conducting land business investment transactions.
- Legal land information is an important element of w88 chuẩn nhất dispute resolution process, affecting w88 chuẩn nhất legal rights and interests of w88 chuẩn nhất litigant, so w88 chuẩn nhất competent authorities need to coordinate closely and support information supply support at w88 chuẩn nhất request of w88 chuẩn nhất procedural agency. One of w88 chuẩn nhất important principles of w88 chuẩn nhất real estate registration system needs to ensure w88 chuẩn nhất truth, objectivity, completeness and accuracy so as not to affect w88 chuẩn nhất dispute resolution process. Publicizing w88 chuẩn nhất legal status and this also helps w88 chuẩn nhất parties avoid risks when establishing and executing transactions because there is no adequate and accurate legal information source. Publicity and transparency are an important factor for real estate business activities in general and land use right transactions in particular to develop stability.
REFERENCES:
- w88 chuẩn nhất 2015 Civil Code.
- Law on real estate business in 2014.
- w88 chuẩn nhất real estate market is illegal.http://en.sblaw.vn/thi-truong-bat-dong-san-nhung-bat-cap-ve-mat-phap-ly/
- Legislation on real estate business formed in w88 chuẩn nhất future.https://tapchitoaan.vn/bai-viet/kinh-doanh/phap-luat-ve-kinh-doanh-bat-dong-san-hinh-thanh-trong-tuong-lai#comments
- Nguyen Thi Hong Nhung (2013) Doctoral dissertation - Law on transfer of land use rights in real estate business.
BÀN VỀ NÂNG CAO HIỆU QUẢ GIẢI QUYẾT TRANH CHẤP HỢP ĐỒNG CHUYỂN NHƯỢNG QUYỀN SỬ DỤNG ĐẤT TRONG KINH DOANH BẤT ĐỘNG SẢN
NCS. NGUYỄN VĂN VIỆT
Học viện Khoa học xã hội
TÓM TẮT:
Từ xu hướng phát triển mạnh mẽ của hoạt động đầu tư, kinh doanh liên quan đến quyền sử dụng đất trong kinh doanh bất động sản hiện nay, có thể dự báo sức hút mạnh mẽ và cơ hội phát triển to lớn của lĩnh vực kinh doanh này trong thời gian tới. Thị trường giao dịch quyền sử dụng đất sẽ chứng kiến sự sôi động hơn nữa, trở thành tâm điểm chú ý của giới đầu tư kinh doanh bất động sản. Bên cạnh yếu tố then chốt là nguồn cung cầu của thị trường, tình hình tranh chấp cũng là yếu tố đánh giá tăng trưởng của thị trường kinh doanh quyền sử dụng đất hiện nay. Để tạo ra sự tăng trưởng kinh doanh ổn định, yếu tố cần thiết là khả năng giải quyết tranh chấp phát sinh, khi chất lượng giải quyết tranh chấp không được cải thiện sẽ dẫn đến sự thất vọng về một thị trường kinh doanh bất ổn, chủ thể kinh doanh sẽ không muốn tiếp tục đầu tư vào lĩnh vực này. Không nhận thấy được tính tích cực hoạt động giải quyết tranh chấp sẽ dẫn đến những đánh giá tiêu cực đối với hệ thống pháp luật và thị trường kinh doanh đất đai vẫn đang tiềm ẩn nhiều rủi ro pháp lý. Những bất cập của hệ thống quy định pháp luật giải quyết tranh chấp hợp đồng chuyển nhượng quyền sử dụng đất cần được thay thế bằng hệ thống các quy định có tính ràng buộc chặt chẽ về mặt thủ tục giải quyết tranh chấp, ràng buộc được tất cả các chủ thể kinh doanh.
Từ khóa:Hợp đồng chuyển nhượng quyền sử dụng đất trong kinh doanh bất động sản, giải quyết tranh chấp; giải pháp nâng cao giải quyết tranh chấp.