THỦ TỤC CHUYỂN NHƯỢNG NHÀ CHUNG CƯ CHƯA CÓ SỔ ĐỎ

Câu hỏi:

Tôi đang dự định sẽ mua một căn hộ chung cư nhưng không phải mua trực tiếp của chủ đầu tư mà mua lại của một người khác. Họ đã thanh toán toàn bộ giá trị của căn hộ, có biên bản bàn giao nhà nhưng chưa có sổ đỏ mà chỉ có hợp đồng mua bán. Vậy cho tôi hỏi, nhà chung cư chưa có sổ đỏ có chuyển nhượng được không? Tôi cần phải lưu ý những gì để tránh được rủi ro sau này. Tôi xin chân thành cảm ơn!

Câu trả lời:

Chào bạn, với câu hỏi về thủ tục chuyển nhượng nhà chung cư chưa có sổ đỏ của bạn, chúng tôi xin đưa ra quan điểm tư vấn như sau:

Cơ sở pháp lý:

  • Luật nhà ở 2014
  • Nghị định 99/2015/NĐ-CP
  • Thông tư 19/2016/TT-BXD
  • Nội dung tư vấn:

Trong trường hợp này của bạn, tuy căn hộ chưa được cấp sổ đỏ nhưng đã có biên bản bàn giao căn hộ và có hợp đồng mua bán với chủ đầu tư thì bên mua căn hộ có thể chuyển nhượng nhà chung cư chưa có sổ đỏ cho bạn dưới hình thức chuyển nhượng hợp đồng mua bán căn hộ theo quy định tại Khoản 2 Điều 123 Luật nhà ở 2014:

“2. Trường hợp bên mua nhà ở thương mại của chủ đầu tư nếu thuộc diện chưa nộp hồ sơ đề nghị cơ quan nhà nước có thẩm quyền cấp Giấy chứng nhận đối với nhà ở đó và có nhu cầu thì được chuyển nhượng hợp đồng mua bán nhà ở; bên nhận chuyển nhượng hợp đồng có trách nhiệm thực hiện đầy đủ nghĩa vụ theo hợp đồng mua bán nhà ở đã ký với chủ đầu tư”

Về điều kiện chuyển nhượng hợp đồng mua bán nhà chung cư được quy định tại Điều 32 Thông tư 19/2016/TT-BXD, cụ thể Khoản 1 quy định như sau:

“1. Tổ chức, cá nhân mua nhà ở của chủ đầu tư dự án xây dựng nhà ở thương mại chưa nhận bàn giao nhà ở hoặc đã nhận bàn giao nhà ở có quyền chuyển nhượng hợp đồng mua bán nhà ở cho tổ chức, cá nhân khác khi hồ sơ đề nghị cấp Giấy chứng nhận chưa nộp cho cơ quan nhà nước có thẩm quyền.”

Do đó, trong trường hợp này, nếu căn hộ đó chưa được chủ đầu tư nộp hồ sơ đề nghị cơ quan có thẩm quyền cấp sổ đỏ thì bên mua hoàn toàn có thể chuyển nhượng lại căn hộ cho bạn.

Trình tự, thủ tục chuyển nhượng hợp đồng mua bán nhà chung cư được quy định tại Điều 33 Thông tư 19/2016/TT-BXD, cụ thể gồm các bước sau:

Bước 1: Bạn và bên chuyển nhượng thống nhất lập văn bản chuyển nhượng hợp đồng mua bán nhà ở theo quy định của pháp luật.

Trong trường hợp này, nếu bên bán không phải là tổ chức có chứng năng chuyên về kinh doanh bất động sản thì văn bản chuyển nhượng hợp đồng mua bán nhà ở phải được công chứng hoặc chứng thực theo quy định của pháp luật.

Hồ sơ đề nghị công chứng, chứng thực: được quy định tại Điểm a Khoản 2 Điều 33 bao gồm:

– 07 bản chính văn bản chuyển nhượng hợp đồng mua bán nhà ở;
– Bản chính hợp đồng mua bán nhà ở đã ký với chủ đầu tư dự án xây dựng nhà ở thương mại
– Bản sao có chứng thực hoặc bản sao và phải xuất trình bản chính để đối chiếu của các giấy tờ: Chứng minh nhân dân hoặc thẻ căn cước công dân hoặc hộ chiếu còn giá trị
– Các giấy tờ khác theo quy định của pháp luật về công chứng, chứng thực. Tổ chức hành nghề công chứng, Cơ quan chứng thực có trách nhiệm công chứng, chứng thực vào văn bản chuyển nhượng hợp đồng theo thời hạn quy định của pháp luật về công chứng, chứng thực.

Bước 2: Sau khi thực hiện các nghĩa vụ nộp thuế, phí, lệ phí cho việc chuyển nhượng hợp đồng mua bán nhà ở, bạn nộp 01 bộ hồ sơ đề nghị chủ đầu tư xác nhận vào văn bản chuyển nhượng hợp đồng.

Hồ sơ đề nghị chủ đầu tư xác nhận, được quy định tại Điểm a Khoản 3 Điều 19 bao gồm:

– 05 bản chính văn bản chuyển nhượng hợp đồng mua bán nhà ở trong đó có 01 bản của bên chuyển nhượng
– Bản chính hợp đồng mua bán nhà ở đã ký với chủ đầu tư dự án xây dựng nhà ở thương mại
– Biên lai nộp thuế cho việc chuyển nhượng hợp đồng mua bán nhà ở hoặc giấy tờ chứng minh về việc được miễn thuế theo quy định pháp luật về thuế;
– Bản sao có chứng thực hoặc bản sao chứng minh nhân dân hoặc thẻ căn cước công dân hoặc hộ chiếu

Chủ đầu tư xác nhận và văn bản chuyển nhượng hợp đồng mua bán trong thời hạn 05 ngày làm việc và giao lại cho bên nộp hồ sơ các giấy tờ sau:

– 02 văn bản chuyển nhượng hợp đồng mua bán nhà ở đã có xác nhận của chủ đầu tư, trong đó có 01 bản của bên chuyển nhượng và 01 bản của bên nhận chuyển nhượng;
– Bản chính hợp đồng mua bán nhà ở đã ký với chủ đầu tư dự án xây dựng nhà ở thương mại; bản chính văn bản chuyển nhượng hợp đồng của lần chuyển nhượng liền kề trước đó
– Biên lai nộp thuế cho việc chuyển nhượng hợp đồng mua bán nhà ở hoặc giấy tờ chứng minh về việc được miễn thuế theo quy định pháp luật về thuế.

Bước 3: Bên nhận chuyển nhượng hợp đồng mua bán nhà ở cuối cùng được cơ quan nhà nước cấp có thẩm quyền cấp Giấy chứng nhận theo quy định của pháp luật về đất đai.

Trên đây là quan điểm tư vấn của chúng tôi về thủ tục chuyển nhượng nhà chung cư chưa có sổ đỏ.Hy vọng bạn sẽ có thêm những kiến thức phá lý tốt nhất khi sở hữu căn hộ.

Xem thêm: Hà Nội giảm thời gian cấp sổ đỏ còn 20 ngày

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