The doctoral dissertation of law: Two land registration systems the land law of Việt Nam and of sweden

FACULTY OF LAW<br /> University of Lund<br /> <br /> LAW UNIVERSITY OF<br /> H Chí Minh<br /> <br /> Author NG ANH QUÂN<br /> <br /> TWO LAND REGISTRATION SYSTEMS THE LAND LAW OF VI T NAM AND OF SWEDEN<br /> Field of study: Comparative Law Code: 62 38 60 01 THE DOCTORAL DISSERTATION OF LAW<br /> Swedish Supervisor Prof. Hans-Heinrich Vogel Vietnamese Supervisor Prof. Ph m H u Ngh<br /> <br /> 2011<br /> <br /> TABLE OF CONTENTS ACKNOWLEDGEMENTS .................................................................................... 6 LIST OF ABBREVIATIONS ................................................................................. 7 CHAPTER 1. INTRODUCTION ........................................................................... 8 1.1. Background .................................................................................................... 8 1.2. Purpose..........................................................................................................13 1.3. Delimitation...................................................................................................14 1.4. Method ..........................................................................................................16 1.4.1. Legal dogmatics......................................................................................17 1.4.2. Comparison ............................................................................................18 1.4.3. Methodology of dialectical and historical materialism ............................19 1.5. Materials........................................................................................................21 1.6. Outline...........................................................................................................22 CHAPTER 2. INTRODUCTION TO LAND REGISTRATION .........................24 2.1. The need for a land registration system ..........................................................24 2.2. The central concept and important elements of a system of land registration ..27 2.2.1. The concept of a system of land registration............................................27 2.2.2. Important elements of a system of land registration.................................35 2.3. The benefits of a system of land registration ..................................................45 2.3.1. For the land owner/user and related subjects ..........................................47 2.3.2. For the State ...........................................................................................48 2.3.3. For society ..............................................................................................50 2.4. The requirements of a system of land registration ..........................................51 2.4.1. Accuracy and security .............................................................................52 2.4.2. Clarity and simplicity..............................................................................53 2.4.3. Timeliness...............................................................................................54 2.4.4. Fairness and accessibility .......................................................................55 2.4.5. Low cost or cheapness ............................................................................56 2.4.6. Sustainability ..........................................................................................58 SUMMARY ........................................................................................................59 CHAPTER 3. THE SYSTEM OF LAND REGISTRATION IN SWEDEN – RESEARCH AND EVALUATION .......................................................................61<br /> <br /> 2<br /> <br /> 3.1. Outline of the system of land registration in Sweden......................................63 3.1.1. The process of setting up the system of land registration .........................63 3.1.2. Important reforms to the system of land registration in Sweden...............68 3.1.2.1. Land amalgamation to overcome land fragmentation .......................68 3.1.2.2. Computerization and other new technologies in the system of land registration ...................................................................................................70 3.1.2.3. Unification of the authority managing the system of land registration .....................................................................................................................75 3.2. The organization of the system of land registration in Sweden .......................76 3.2.1. The machinery and the staff ....................................................................76 3.2.1.1. The machinery..................................................................................76 3.2.1.2. The staff ...........................................................................................80 3.2.2. The procedures for land registration.......................................................83 3.2.3. Model and content of registered land information in Sweden ..................90 3.3. Evaluation of the system of land registration in Sweden.................................95 SUMMARY ..........................................................................................................105 CHAPTER 4. THE LAND REGISTRATION SYSTEM AND ITS RELATION TO THE LAND LAW OF VI T NAM ...............................................................107 4.1. Outline of land registration system in Vi t Nam...........................................108 4.1.1. Land registration in the former regimes in Vi t Nam.............................109 4.1.1.1. In feudal periods ............................................................................109 4.1.1.2. In the French colonial period .........................................................114 4.1.1.3. In the South of Vi t Nam from 1954 to 1975 ...................................116 4.1.2. Land registration established by revolutionary power (since 1945 in the North and from 1975 in the whole) .................................................................118 4.1.2.1. Before 1980....................................................................................118 4.1.2.2. From 1980 to 1988.........................................................................120 4.1.2.3. From 1988 up to the present...........................................................121 4.2. Organizing the system of land registration ...................................................126 4.2.1. The machinery and the staff ..................................................................126 4.2.1.1. The machinery................................................................................126 4.2.1.2. The staff .........................................................................................133 4.2.2. Land registration procedures ................................................................135<br /> <br /> 3<br /> <br /> 4.2.2.1. Registration unit.............................................................................135 4.2.2.2. Circumstances for land use right registration and persons responsible to register land use right.............................................................................137 4.2.2.3. General procedures for land registration .......................................138 4.2.3. Construction and management of land information after land registration .......................................................................................................................145 4.2.3.1. Contents of land information ..........................................................145 4.2.3.2. Land information management .......................................................151 4.2.3.3. Land information supply.................................................................154 4.3. Evaluation of the Vietnamese land registration system.................................156 4.3.1. The machinery ......................................................................................156 4.3.1.1. An agency with unstable unification ...............................................156 4.3.1.2. An unstable organization for the implementation of land registration activity........................................................................................................160 4.3.2. The staff ................................................................................................163 4.3.3. Land registration procedures and land information ..............................177 4.3.3.1. General procedures for land registration .......................................177 4.3.3.2. The land information system...........................................................181 4.4. Assessment of activities regarding land registration .....................................187 4.4.1. Land use planning.................................................................................187 4.4.2. Issue of land use right certificates .........................................................199 4.4.3. Determination of land prices.................................................................219 SUMMARY ..........................................................................................................231 CHAPTER 5. HOW VI T NAM CAN IMPROVE ITS LAND REGISTRATION SYSTEM BY STUDYING AND THEN COMPARING ITSELF TO THE SWEDISH LAND REGISTRATION SYSTEM .................................................234 5.1. The comparison of land registration system between Vietnamese and Swedish legal frameworks ................................................................................................234 5.2. Some recommendations for improving the Vietnamese land registration system ...........................................................................................................................243 5.2.1. A general recommendation ...................................................................243 5.2.2. Some recommendations for improvement of the land registration system .......................................................................................................................251 5.2.2.1. For the administrative machinery...................................................251<br /> <br /> 4<br /> <br /> 5.2.2.2. For the staff....................................................................................256 5.2.2.3. Computerizing the land database and land information system.......262 5.2.3. Reorganizing some activities relating to land registration.....................270 5.2.3.1. Promulgation of the Law on registration of land use rights and ownership of real property..........................................................................270 5.2.3.2. Land use planning ..........................................................................273 5.2.3.3. Issue of land use right certificates ..................................................279 5.2.3.4. Determination of land price............................................................282 CONCLUSION.....................................................................................................287 APPENDIX A .......................................................................................................294 APPENDIX B. ......................................................................................................325 APPENDIX C .......................................................................................................347 APPENDIX D .......................................................................................................353 REFERENCES.....................................................................................................361<br /> <br /> 5<br /> <br />