تحلیل اجمالی بازار مسکن

مسئولان قضایی کشور از تعدد شکایات مربوط به تخلفات املاک و افزایش حجم پرونده‌های قضایی می‌گویند، درحالی‌که رشد روزافزون قیمت ملك و سودآوری آن در شرایط عدم ثبات اقتصادی، باعث شده سرمایه‌گذاران جامعه به‌سوی این صنعت سودآور گرایش پیدا كنند. به گفته صاحب‌نظران حقوقی مکانیزم حقوقی که بر فرایند معاملات ملکی کشور حاکم است، مستعد رشد تخلفات قضایی در حوزه املاک و مستغلات است و بر اساس آمار اعلام‌شده بالغ بر 44 درصد از پرونده‌های محاکم قضایی از دعاوی ناشی از قراردادهای ملکی نشئت می‌گیرد. به گونه‌ای که هم اکنون بعد از دعاوی خانوادگی، پرونده‌های ناشی از تخلفات ملکی در دادگاه‌های کشور رکورددار شده است.

در سال های اخیر صنعت ساخت‌وساز سرعت بیشتری به خود گرفت که نتیجه این روند و رونق ساخت نیز ارائه الگوهای متعدد ساخت بوده که به نوعی از سایر کشورها الگوبرداری شد. اما آیا در این الگوبرداری‌ها، نحوه تنظیم قراردادها و نکات حقوقی آن برای حفظ حقوق مالك زمین و سرمایه‌گذار به طور صریح و شفاف تعیین شد؟ تنها واقعیت عینی این نوع معاملات، سودآوری طرفین مورد توافق بود و برای مشاوران املاک و دلالان نیز همینطور!

قراردادها از اختیار مشاوران املاک خارج شود

یک حقوقدان در زمینه مشکلات موجود در فرایند ثبت قراردادهای فعلی در کشور به پیام ساختمان گفت: «قراردادهای موجود که توسط سازمان ثبت اسنادتنظیم می شود بسیار ناقص بوده و به لحاظ حقوقی، ثبتی و سایر فرآیندهای اداری همچون استعلامات مشکل آفرین است»

وی با اشاره به اینکه بر اساس آمار مراجع قضایی بالغ بر 44 درصد از پرونده‌های مراجع قضایی از قراردادهای ملکی نشئت می‌گیرد، افزود: «از میان صنوف فعال صنعت ساختمان تنها مشاوران املاک با قراردادها و طرفین قرارداد در ارتباط هستند و در این زمینه با ظرفیت چند شیفته فعالیت و تولید پرونده می کنند».

این تحلیلگر بازار مسکن با اشاره به اینکه تغییر مدام مقررات ثبتی و ایجاد محدودیت چاره‌ساز نیست و باید قراردادها از حدود اختیارات مشاوران املاک خارج شود، عنوان کرد: «مطابق آمار مقامات ثبت‌اسناد، معاملات با اسناد معارض و جعلی یا معاملات مال غیر و فروش و کلاه‌برداری، بالغ بر 5/34 درصد حجم پرونده‌های موجود است و حجم تشکیل پرونده در طول سال بالغ بر 13 میلیون مورد است.

به گفته وی در محاسبه جمعیت شهر تهران با فرض این 13 میلیون پرونده در سال و ضرب آن بر عدد دو (با توجه به شکایت شخص علیه دیگری و حتی با فرض ورود فرد ثالث)، بین 26 تا 28 میلیون خانوار درگیر این نوع پرونده‌ها هستند. این محاسبات بیانگر پایین بودن سطح بهداشت قضایی است» حال با یک محاسبه سرانگشتی تصور کنید چقدر از هزینه‌های کشور به لحاظ ریالی صرف رسیدگی به این پرونده‌ها می‌شود و با ایجاد ناامنی در سرمایه‌گذاری و معاملات، میزان ریسک را افزایش می‌دهد.

حقیقت‌طلب افزود: « ماده 188 قانون برنامه پنجم توسعه می گوید: بر اساس اين ماده صلاحيت مشاورين املاك صرفا در حدود دلالي تعريف و تاثير كليه عقود راجع به اموال غير منقول ثبت شده موكول به ثبت سند آنها در دفاتر اسناد رسمي مي‌شود» و در روز تصویب، حذف می‌شود! وی با اشاره به اظهارنظر رئیس وقت اتحادیه مشاوران املاک مبنی بر اینکه “ما اگر قرارداد ننویسیم مردم به ما حق کمیسیون نمی‌دهند” گفت: «از سال 1317 تاکنون در هیچ کدام از قوانین اعم از قانون دلالی و آیین نامه ها دیده نشده که مشاوران املاک مسئول و ملزم به تنظیم قراردادها جهت اخذ کمیسیون شوند»!

ناآگاهی مشاوران املاک از مباحث حقوقی

مؤلفه دیگری که حقیقت‌طلب به آن اشاره دارد عدم آگاهی و احساس مسئولیت صنف مشاوران املاک نسبت به آموزش‌های حقوقی است. وی گفت: «درحالی‌که پیشروترین بنگاه‌های ملکی از پاسخ به نکات حقوقی قراردادها ناتوان‌اند، این پرسش مطرح می‌شود چرا کسانی که هیچ آموزشی ندیده و هیچ وظیفه صنفی در این زمینه ندارند ، باید به‌عنوان متولی قراردادها که امری حقوقی است فعالیت کنند؟

وی با انتقاد از اینکه ماده 46، 47 و 48 قانون ثبت‌اسناد و املاک کشور در کشور ما مهجور مانده است، گفت: این مواد قانونی به‌صراحت در زمینه تنظیم و ثبت‌اسناد تعیین تکلیف نموده است. مثلا تمامی اسناد عقود لازم ( اجاره‌نامه و مبایعه‌نامه)، اسناد ثبتی، هبه نامه‌ها و … همه باید به‌صورت رسمی ثبت شود.

گفتنی است، اظهارات رئیس اتحادیه مشاوران املاک استان تهران مبنی بر تخصص ناکافی و سطح پایین سواد مشاوران املاک (خواندن و نوشتن) به عنوان یک خلأ و معضل بزرگ و تشکیل 40 درصد از پرونده‌های محاکم قضایی در زمینه دعاوی ملکی مهر تائیدی بر این موضوع است.

فرایند طولانی دادرسی و ناامیدی شهروندان

این حقوقدان تصریح کرد: «معضل دیگر بدعت گذاری بد ترجیح اسناد عادی بر اسناد رسمی است، امروز با گذشت 34 سال صدها هزار پرونده ملک مشاعی، وراثتی، پیش فروش، اراضی و… در محاکم قضایی به دلیل طولانی شدن فرایند دادرسی در املاک یا دعاوی حقوقی همچنان بلاتکلیف است و بالغ بر دو سوم شاکیان این نوع پرونده ها به دلیل فساد، تبانی قضات، هزینه وکلا و…از فرایند دادرسی ناامید می شوند».

حقیقت‌طلب با اشاره به دو معامله رایج کشور (قرارداد مشارکت در ساخت و پیش‌فروش) گفت: «بررسی های ما نشان داده بالغ بر 80 تا 85 درصد از قراردادهای مشارکت به دلیل تفاوت در تعهدات اجرا و نحوه عمل به آن با مشکل روبه رو می شوند و مرجع خاصی نیز برای نظارت و داوری در زمینه تنظیم قرارداد و اسناد وجود ندارد»

وی افزود: «بعضا می بینیم که از عقد مضاربه بدون در نظر داشتن اجرا و تضمینات آن، برای مشارکت در ساخت استفاده می شود. حتی برخی از شرایط قدرالسهم در مشارکت بی اطلاعند، در پیش‌فروش ساختمان نیز حدود 70 درصد خریداران از این نوع معاملات ناراضی هستند، با وجود تعیین سه مرجع متولی تصویب قوانین پیش‌فروش (صدور برگه‌های پیش‌فروش يا پيش سند به شهرداری‌ها، تصویب قانون به وزارت راه و شهرسازی و پیش سند مصوباتی به مراجع قضایی در قالب توصیه‌ها) هیچ‌کدام عملی و اجرایی نشد. تا زمانی که به‌موجب ماده 10 قانون مدنی می‌توان در خانه قرارداد تنظیم نمود امکان دور زدن این مصوبات وجود دارد».

حذف دلالان ملکی؛ انتخاب بین بد و بدتر

عضو کمیسیون قضایی مجلس شورای اسلامی نیز با اشاره به ساختار غلط فعلی فرآیند استعلامات و ثبت‌اسناد ملکی در کشور گفت: «بعد از مقوله اسناد، شیوه معامله در ایران که توسط بنگاه‌ها یا دلالان صورت می‌گیرد شیوه صحیحی نیست».

خلیل حیات مقدم درباره حذف ماده 188 و صلاحيت مشاورين املاك صرفا در حدود دلالي به پیام ساختمان گفت: «با توجه به امرارمعاش افراد زیادی از طریق دلالی و مشاوره املاک و از طرفی بیکاری این صنف در صورت حذف، بین بد و بدتر گرفتار شده‌ایم که باید برای آن تدبیری جدی اندیشید».

وی با بیان اینکه علیرغم ارائه فرم از سوی اداره ثبت و اسناد به بنگاه‌ها و تعیین کد رهگیری شاهد تخلفات زیادی هستیم، افزود: «فرآیند انجام معاملات از طریق این صنف ریشه در عرف و فرهنگ ما دارد ولی امروزه جوابگو نیست. درحالی‌که در بسیاری از کشورهای پیشرفته دنیا شهرداری‌ها متولی مستقیم معاملات ملکی هستند، ما برای انجام معاملات ملکی مراحل متعددی مانند بنگاه ، ثبت‌اسناد ، شهرداری و چندین استعلام دیگر داریم»

حیات مقدم با اشاره به اقدام خوب اداره ثبت برای تک سندی شدن برخی اسناد و نتایج مثبت آن گفت: «ساختار سیستم اداری ما در زمینه املاک پای خیلی از ادارات را به میان می‌کشد، پس باید در گام اول مشکل استعلامات و ثبت‌اسناد در کشور را حل کنیم».

منبع:

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مطالب مرتبط

  • 92
    برای توضیح این بحث که صد البته بسیار گسترده هم می باشد، ابتدا با پرسش یک مشاور که به تازگی فعالیت خود را در این صنف آغاز کرده شروع می کنیم. پرسش : به مدت دو ماه است در صنف مشاورین املاک فعال هستم ولی درآمدی ندارم. برای رسیدن به…
  • 88
    با وجود تصویب قانون خروج بانک ها از شرکت داری و ملک داری که از ابتدای سال ۹۴ برای اجرای ابلاغ شده است، هنوز گزارش مشخصی در این زمینه ارائه نشده است. لذا ضروری است بانک مرکزی بعد از گذشت یک سال و نیم از اجرای این قانون، وضعیت اجرای…
  • 87
    این روز ها دوره دوره فن آوری اطلاعات است و عصر ارتباطات. فن آوری امروزه در جای جای زندگی انسان ها جریان دارد و اقتصاد و تجارت نیز از این قاعده مستثنی نیست. اینترنت و فضای مجازی در عصر حاضر به خوبی جای خود را در دنیای تبلیغات و تجارت…
  • 86
    براي خريد يا انتخاب يك واحد مسكوني يا آپارتمان خوب، چه ويژگي هايي را درنظر مي گيريد؟ حداقل پنج گام براي اين انتخاب مهم اساسي است: اهميت سبک زندگی، مساحت فضاهاي موردنياز، نسبت مشاعات ساختمان به مساحت كل آپارتمان، كيفيت ساختمان و كيفيت اجزاي آن. این مطلب صرفا برای خریداران…
  • 86
    براي خريد يا انتخاب يك واحد مسكوني يا آپارتمان خوب، چه ويژگي هايي را درنظر مي گيريد؟ حداقل پنج گام براي اين انتخاب، اساسي است: اهميت سبک زندگی، مساحت فضاهاي موردنياز، نسبت مشاعات ساختمان به مساحت كل آپارتمان، كيفيت ساختمان و كيفيت اجزاي آن. این مطلب صرفا برای خریداران آپارتمان…

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  193. Hey I know this is off topic but I was wondering if you knew of any widgets I could add to my blog that automatically tweet my newest twitter updates. I’ve been looking for a plug-in like this for quite some time and was hoping maybe you would have some experience with something like this. Please let me know if you run into anything. I truly enjoy reading your blog and I look forward to your new updates.

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  238. My developer is trying to persuade me to move to .net from PHP. I have always disliked the idea because of the costs. But he’s tryiong none the less. I’ve been using WordPress on various websites for about a year and am anxious about switching to another platform. I have heard great things about blogengine.net. Is there a way I can transfer all my wordpress content into it? Any kind of help would be really appreciated!

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  243. My coder is trying to convince me to move to .net from PHP. I have always disliked the idea because of the expenses. But he’s tryiong none the less. I’ve been using Movable-type on numerous websites for about a year and am nervous about switching to another platform. I have heard great things about blogengine.net. Is there a way I can import all my wordpress posts into it? Any kind of help would be really appreciated!

  244. Hey I know this is off topic but I was wondering if you knew of any widgets I could add to my blog that automatically tweet my newest twitter updates. I’ve been looking for a plug-in like this for quite some time and was hoping maybe you would have some experience with something like this. Please let me know if you run into anything. I truly enjoy reading your blog and I look forward to your new updates.

  245. Today, I went to the beach front with my children. I found a sea shell and gave it to my 4 year old daughter and said “You can hear the ocean if you put this to your ear.” She put the shell to her ear and screamed. There was a hermit crab inside and it pinched her ear. She never wants to go back! LoL I know this is entirely off topic but I had to tell someone!

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  256. Hello! I just wanted to ask if you ever have any trouble with hackers? My last blog (wordpress) was hacked and I ended up losing several weeks of hard work due to no data backup. Do you have any solutions to stop hackers?

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