Quy định trong Luật Đất đai về điều chỉnh chênh lệch giá thuê là rất tốt, nhưng thực tế vấn đề này vẫn chưa được tháo gỡ, giải quyết.
Đất đai là tài sản lớn nhất của quốc gia. Và để bất động sản đó thúc đẩy phát triển, theo các nhà khoa học, chuyên gia, cần xử lý câu chuyện chênh lệch giá thuê đất, giá đất. Nhiều vấn đề đang đặt ra từ thực tế thông qua việc giao đất, cho thuê đất, thu hồi đất, chuyển mục đích sử dụng đất.
Các chuyên gia cho rằng, vấn đề xử lý tiền thuê đất chênh lệch do Nhà nước đầu tư hạ tầng tiềm ẩn nhiều bất công xã hội. Ảnh: Hoàng Giang
Chủ sở hữu tài sản hợp pháp và các quyết định hành chính
Giáo sư Lê Hồng Hạnh khi tham gia hội thảo hoàn thiện hệ thống pháp luật liên quan đến đất đai tại Trường Đại học Luật Hà Nội cho biết: “Mỗi lần bàn về Luật Đất đai, tôi thấy… bi quan”.
GS nói tiếp: “Từ Luật Đất đai năm 1993 đến nay có 4 luật, vi phạm càng sửa thì tranh chấp đất đai càng nghiêm trọng. Trước đây hiếm khi xảy ra vụ chủ tịch xã bị khởi tố về đất đai thì nay lại có những sai phạm đáng suy ngẫm. Vấn đề đặt ra là pháp luật bảo vệ thị trường đất đai và quyền lợi của người dân như thế nào.
Theo ông, trong tương lai, quyền lực hành chính sẽ thống trị đất đai và nếu không có giới hạn thì khó giải quyết được vấn đề.
GS Hạnh cho biết, ông không phải là luật sư mà là tổng biên tập một tạp chí nên thỉnh thoảng vẫn nhận được đơn thư của mọi người. Nhiều người trong số các kiến nghị là về thu hồi đất và hậu quả của nó.
Anh kể, có một trường hợp, đơn thư cho biết họ có một mảnh đất ở ven làng, rộng 300 m2. Khi địa phương xây cầu thì thu hồi 200 m2, đền bù 20.000 đồng / m2. 100 m2 còn lại sẽ được cấp sổ đỏ, nhưng không rõ là đất gì. Giá đất khu vực đó tăng chóng mặt. Khi họ mang sổ đỏ đi chỉnh lý nhà ở thì chính quyền cho biết trước đó đã thu hồi 200 m2 đất thổ cư, 100 m2 còn lại là đất vườn. Nay muốn chuyển mục đích sử dụng đất vườn thành đất ở thì phải nộp thêm 200 triệu đồng.
“Có ổn không khi cư xử như thế này?” – GS Hạnh đặt vấn đề.
Đó là trên thực tế, còn về lý thuyết, PGS. Giáo sư Tiến sĩ. Phạm Hữu Nghị, nguyên nghiên cứu viên cao cấp của Viện Nhà nước và Pháp luật, cho rằng đây có thể là vấn đề “sở hữu toàn dân về đất đai”. “Trong điều kiện kinh tế thị trường, nhà nước quy định đất đai là tài sản, quyền sở hữu của chủ đất và nhà nước cấp giấy chứng nhận. Tuy nhiên, nhà nước có thể ra quyết định thu hồi đất của chủ thể đó.
“Chủ thể đang sử dụng hợp pháp một diện tích đất cụ thể, tức là chủ sở hữu hợp pháp tài sản đã bị thu hồi bằng quyết định hành chính” – ông Nghị nói.
| Luật Đất đai năm 2003 và 2013 quy định rất rõ để điều chỉnh địa tô chênh lệch, đó là “Nhà nước điều tiết phần giá trị gia tăng từ đất không do đầu tư của người sử dụng đất mang lại”. |
Tiền đền bù và chênh lệch địa tô
TS Nghị cũng đặt vấn đề về việc đền bù khi thu hồi đất. Ông nói: “Về góc độ pháp lý, có điều gì đó không ổn.
Theo ông Nghị, trách nhiệm bồi thường trong quan hệ dân sự, thương mại chỉ phát sinh khi có hành vi vi phạm pháp luật, hợp đồng, phát sinh thiệt hại, có lỗi của người xâm phạm và giữa các bên có mối quan hệ nhân văn. giữa vi phạm và các thiệt hại dẫn đến. Và nếu vậy thì căn cứ để “đền bù” khi thu hồi đất không hội đủ 4 yếu tố.
“Cơ quan nhà nước có thẩm quyền ra quyết định thu hồi đất là hành vi hợp pháp, chính đáng (trừ một số ít quyết định thu hồi đất có sai sót). Và tất nhiên, cơ quan nhà nước có thẩm quyền không có lỗi khi đưa ra một quyết định đúng luật và công minh ”, TS Nghị nói.
Ông cho rằng chỉ có mối quan hệ nhân quả giữa “hành vi đúng pháp luật và thiệt hại phát sinh”. Vì vậy, ông đề nghị xem xét lại thuật ngữ “bồi thường” vì không ai bồi thường “khi không có hành vi vi phạm pháp luật, vi phạm hợp đồng và không có lỗi”.
Tuy nhiên, việc thu hồi đất, giao đất, cho thuê đất, nhất là chuyển mục đích sử dụng đất vẫn diễn ra hàng ngày, hàng năm. Địa tô chênh lệch là không thể tránh khỏi. Nhưng vấn đề làm thế nào để điều tiết sự chênh lệch về địa tô này cũng được các nhà khoa học phân tích.
PGS. Giáo sư Tiến sĩ. Nguyễn Quang Tuyến, Đại học Luật Hà Nội cho rằng, Luật Đất đai năm 2003 và 2013 quy định rất tốt để điều chỉnh tiền thuê đất chênh lệch, nhưng “đáng buồn là quy định đó mới chỉ có trên giấy”. Quy định đó có nội dung: “Nhà nước quy định phần giá trị gia tăng từ đất không do đầu tư của người sử dụng đất mang lại”.
“Tôi lấy“ con đường đẹp nhất Việt Nam ”Nguyễn Chí Thanh (Hà Nội) làm ví dụ. Có tòa ở đó bán 80-120tr / m2. Vì vậy, giá đó phải được bóc tách. Sở dĩ giá nhà ở đó cao như vậy là do nó nằm ở vị trí vàng. Ở Mỹ, người ta nói đến bất động sản là “vị trí, vị trí và vị trí” – ông Tuyển nói.
Đề cập đến khu đất Giảng Võ (Hà Nội), ông Tuyến đặt câu hỏi: “Nhà đầu tư xây những con đường đó chưa? Đó là nhà nước xây dựng. Vậy giá trị vị trí vàng, Nhà nước đầu tư hạ tầng và giá trị nhà đầu tư là bao nhiêu?”
PGS. GS Tuyên cũng đặt vấn đề xử lý tình trạng chênh lệch tiền thuê đất đối với đất của người dân do nhà nước đầu tư hạ tầng và ông cho rằng việc này tiềm ẩn nhiều bất công xã hội.
“Nhà nước bỏ rất nhiều tiền đầu tư đoạn từ Kim Liên đến Voi Phục (Cầu Giấy, Hà Nội), ngang nhiên ông bị làm cổng trước. Mặt tiền là “tiền mặt”. Giá đất rất cao đương nhiên anh ta được hưởng. Và không ai đánh thuế phần chênh lệch này vì giá trị đất tăng lên ở những khu vực đó do Nhà nước đầu tư ”- ông Tuyến phân tích. •
Thay đổi luật để tránh thất thoát tài nguyênTừ câu chuyện địa tô chênh lệch, chúng ta phải nhìn đến “sở hữu toàn dân về đất đai” để tìm cách giải quyết vấn đề. Tuy nói “toàn dân làm chủ” nhưng điều đáng buồn là toàn dân lại không được hưởng những lợi ích từ chế độ sở hữu đó. Không những vậy, từ đó dẫn đến lợi ích nhóm, dẫn đến tham nhũng, tiêu cực về đất đai. Câu hỏi đặt ra là tại sao người dân mua gom đất nông nghiệp lại chuyển sang đất phi nông nghiệp? Bởi vì nó tạo ra sự chênh lệch tiền thuê. Luật của chúng tôi không giải quyết điều đó. Quy định trong luật là tốt nhưng không có cơ chế để thực hiện và do đó, nguồn lực bị thất thoát. PGS. GS NGUYỄN QUANG TUẤN |
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