Hợp đồng mua bán đất đã công chứng có hủy bỏ được không?

Câu hỏi:Tôi đang muốn mua lại diện tích đất 50m2 của ông A – chủ sử dụng diện tích đất 100m2, và đã có sổ đỏ. Tuy nhiên, năm 2015, ông A và B đã ký hợp đồng mua bán 50m2 đất nói trên, và đã có công chứng, nhưng chưa làm thủ tục sang tên sổ đỏ. Việc tôi muốn mua lại cũng đã được ông B đồng ý, ông B nói sẽ hủy hợp đồng với ông A để tôi làm hợp đồng mua bán. Vậy cho tôi hỏi hợp đồng mua bán đất đã công chứng có thể hủy được không? Tôi phải làm những công việc gì để được sang tên sổ đỏ đối với diện tích đất nói trên?

Trả lời:

Chúng tôi xin được tư vấn đến bạn như sau:

“Công chứng là việc công chứng viên của một tổ chức hành nghề công chứng chứng nhận tính xác thực, hợp pháp của hợp đồng, giao dịch dân sự khác bằng văn bản (sau đây gọi là hợp đồng, giao dịch), tính chính xác, hợp pháp, không trái đạo đức xã hội của bản dịch giấy tờ, văn bản từ tiếng Việt sang tiếng nước ngoài hoặc từ tiếng nước ngoài sang tiếng Việt (sau đây gọi là bản dịch) mà theo quy định của pháp luật phải công chứng hoặc cá nhân, tổ chức tự nguyện yêu cầu công chứng” (Khoản 1 Điều 2 Luật Công chứng năm 2014).

Theo quy định của pháp luật hiện hành, một số hợp đồng giao dịch giữa các tổ chức, cá nhân phải thực hiện công chứng, chứng thực, trong đó, thường là những hợp đồng giao dịch liên quan đến những loại tài sản thuộc sở hữu của Nhà nước, hoặc tài sản mà tổ chức, cá nhân phải đăng ký trước khi sử dụng. Và hợp đồng giao dịch, mua bán liên quan đến quyền sử dụng đất, nhà ở và tài sản gắn liền với đất giữa các cá nhân, tổ chức (không phải tổ chức kinh doanh bất động sản) là một trong những hợp đồng bắt buộc phải công chứng theo quy định của pháp luật.

Là một loại giao dịch dân sự, pháp luật điều chỉnh quan hệ trong hợp đồng mua bán quyền sử dụng đất dựa trên nguyên tắc tôn trọng sự thỏa thuận giữa các bên, do đó, việc các bên ký kết hợp đồng mua bán quyền sử dụng đất, đã công chứng rồi mà muốn hủy bỏ hợp đồng hoàn toàn có thể được nếu mong muốn này xuất phát từ ý chí tự nguyện bình đẳng của các bên trong giao kết. Tuy nhiên, việc hủy bỏ hợp đồng đã công chứng cũng sẽ phải công chứng bởi chính công chứng viên đã công chứng hợp đồng trước đó theo quy định tại Điều 51 Luật Công chứng năm 2014 như sau:

“1. Việc công chứng sửa đổi, bổ sung, hủy bỏ hợp đồng, giao dịch đã được công chứng chỉ được thực hiện khi có sự thỏa thuận, cam kết bằng văn bản của tất cả những người đã tham gia hợp đồng, giao dịch đó.

2. Việc công chứng sửa đổi, bổ sung, hủy bỏ hợp đồng, giao dịch đã được công chứng được thực hiện tại tổ chức hành nghề công chứng đã thực hiện việc công chứng đó và do công chứng viên tiến hành. Trường hợp tổ chức hành nghề công chứng đã thực hiện việc công chứng chấm dứt hoạt động, chuyển đổi, chuyển nhượng hoặc giải thể thì công chứng viên của tổ chức hành nghề công chứng đang lưu trữ hồ sơ công chứng thực hiện việc sửa đổi, bổ sung, hủy bỏ hợp đồng, giao dịch.

3. Thủ tục công chứng việc sửa đổi, bổ sung, hủy bỏ hợp đồng, giao dịch đã được công chứng được thực hiện như thủ tục công chứng hợp đồng, giao dịch quy định tại Chương này”.
Như vậy, đối chiếu với trường hợp của bạn, do chưa làm thủ tục sang tên 50m2 đất cho ông B, nên hợp đồng mua bán quyền sử dụng đất 50m2 giữa ông A và ông B mà đã có công chứng hoàn toàn có thể hủy bỏ theo điều luật nêu trên nếu có sự thỏa thuận, cam kết bằng văn bản của ông A và ông B. Việc hủy bỏ hợp đồng này sẽ phải công chứng tại chính văn phòng công chứng cùng với chính công chứng viên đã thực hiện công chứng hợp đồng đó.
Sauk hi hoàn tất thủ tục hủy bỏ hợp đồng mua bán nêu trên, bạn sẽ thực hiện thủ tục mua bán, sang tên quyền sử dụng đối với diện tích 50m2 đất theo trình tự sau:

Bước 1: Lập hợp đồng mua bán quyền sử dụng đất có công chứng tại tổ chức có chức năng công chứng

Bước 2: Thực hiện thủ tục tách thửa đất

Tuy nhiên, để được thực hiện thủ tục này, diện tích đất 50m2 nêu trên phải phù hợp với diện tích đất tối thiểu được tách thừa do UBND cấp tỉnh nơi có đất quy định. Trường hợp diện tích đất tách thừa nhỏ hơn diện tích đất tối thiểu theo quy định, bạn sẽ không thể làm thủ tục tách thửa. Khi đó, bạn có thể thỏa thuận với ông A về việc cùng đứng tên trên Giấy chứng nhận quyền sử dụng đất và trở thành đồng sở hữu đối với diện tích đất đó.

Bước 3: Sang tên Giấy chứng nhận quyền sử dụng đất

Trường hợp có thể thực hiện tách thửa đối với diện tích đất nêu trên, thì sau khi đã hoàn tất thủ tục tách thửa, bạn có thể thực hiện thủ tục sang tên Giấy chứng nhận quyền sử dụng đất tại Văn phòng đăng ký đất đai – UBND cấp huyện nơi có đất.

Xem thêm: Có được cấp lại sổ đỏ do bị mất hay không?

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