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Để việc chuyển nhượng quyền sử dụng đất, mua bán nhà ở (mua bán nhà đất) có hiệu lực. Thì phải đáp ứng đầy đủ điều kiện mua bán nhà đất theo quy định pháp luật đất đai, pháp luật nhà ở.
* Đối với bên chuyển nhượng
Căn cứ khoản 1 Điều 188 Luật Đất đai năm 2013.Người sử dụng đất được thực hiện quyền chuyển nhượng quyền sử dụng đất. Khi có các điều kiện sau đây:
– Có Giấy chứng nhận, trừ trường hợp quy định tại khoản 3 Điều 186. Và trường hợp nhận thừa kế quy định tại khoản 1 Điều 168 Luật Đất đai năm 2013;
– Đất không có tranh chấp;
– Quyền sử dụng đất không bị kê biên để bảo đảm thi hành án;
– Trong thời hạn sử dụng đất.
Thông thường chỉ cần bên chuyển nhượng (bên bán) có đủ 04 điều kiện trên. Thì được chuyển nhượng quyền sử dụng đất. Tuy nhiên, đối với một số trường hợp thì bên nhận chuyển nhượng (bên mua). Còn phải đáp ứng điều kiện riêng theo quy định.
* Đối với bên nhận chuyển nhượng
Điều 191 Luật Đất đai năm 2013. Quy định các trường hợp không được nhận chuyển nhượng quyền sử dụng đất gồm:
– Tổ chức, hộ gia đình, cá nhân, cộng đồng dân cư, cơ sở tôn giáo, người Việt Nam định cư ở nước ngoài. Và doanh nghiệp có vốn đầu tư nước ngoài không được nhận chuyển nhượng, nhận tặng cho quyền sử dụng đất. Đối với trường hợp mà pháp luật không cho phép chuyển nhượng, tặng cho quyền sử dụng đất.
– Tổ chức kinh tế không được nhận chuyển nhượng quyền sử dụng. Như đất trồng lúa, đất rừng phòng hộ, đất rừng. Đặc dụng của hộ gia đình, cá nhân, trừ trường hợp được chuyển mục đích sử dụng đất. Theo quy hoạch, kế hoạch sử dụng đất đã được cơ quan Nhà nước có thẩm quyền phê duyệt.
– Hộ gia đình, cá nhân không trực tiếp sản xuất nông nghiệp.Không được nhận chuyển nhượng, nhận tặng cho quyền sử dụng đất trồng lúa.
– Hộ gia đình, cá nhân không được nhận chuyển nhượng, nhận tặng cho quyền sử dụng đất ở, đất nông nghiệp. Trong khu vực rừng phòng hộ, trong phân khu bảo vệ nghiêm ngặt, phân khu phục hồi sinh thái thuộc rừng đặc dụng. Nếu không sinh sống trong khu vực rừng phòng hộ, rừng đặc dụng đó.
Như vậy, việc chuyển nhượng sẽ hợp pháp nếu người nhận chuyển nhượng. Không thuộc trường hợp không được nhận chuyển nhượng.
———————————————————————————————————-
ĐIỀU KIỆN MUA BÁN NHÀ ĐẤT
* Điều kiện của các bên mua bán
Căn cứ Điều 119 Luật Nhà ở năm 2014, khi mua bán nhà ở. Thì các bên phải đủ điều kiện tham gia mua bán nhà ở, cụ thể:
– Điều kiện bên bán nhà ở:
Bên bán nhà ở phải có điều kiện sau đây:
+ Là chủ sở hữu nhà ở hoặc người được chủ sở hữu cho phép, ủy quyền. Để thực hiện mua bán nhà ở theo quy định của Luật Nhà ở năm 2014. Và pháp luật về dân sự; trường hợp chuyển nhượng hợp đồng mua bán nhà ở thương mại. Thì phải là người đã mua nhà ở của chủ đầu tư hoặc người đã nhận chuyển nhượng hợp đồng mua bán nhà ở.
+ Nếu là cá nhân thì phải có đầy đủ năng lực hành vi dân sự. Để thực hiện giao dịch về nhà ở theo quy định của pháp luật dân sự; nếu là tổ chức thì phải có tư cách pháp nhân.
– Điều kiện bên mua nhà ở:
Bên mua nhà ở là cá nhân thì phải có điều kiện sau đây:
+ Nếu là cá nhân trong nước thì phải có đủ năng lực hành vi dân sự .Để thực hiện các giao dịch về nhà ở theo quy định của pháp luật dân sự. Và không bắt buộc phải có đăng ký thường trú tại nơi có nhà ở được giao dịch.
+ Nếu là cá nhân nước ngoài, người Việt Nam định cư ở nước ngoài. Thì phải có đủ năng lực hành vi dân sự để thực hiện giao dịch về nhà ở theo quy định của pháp luật Việt Nam. Phải thuộc đối tượng được sở hữu nhà ở tại Việt Nam theo quy định của Luật Nhà ở năm 2014. Và không bắt buộc phải có đăng ký tạm trú hoặc đăng ký thường trú tại nơi có nhà ở được giao dịch.
Như vậy, chỉ khi nào có đủ điều kiện mua bán nhà đất như trên thì việc mua bán mới hợp pháp.
Nguồn: Luật Việt Nam
Post Views: 733
132 Comments
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