A Study on the Improvement of the Land Registration System in Vietnam = 베트남 토지등록제도에 대한 개선에 연구

다국어 초록 (Multilingual Abstract)

Vietnam has experienced rapid and inclusive economic growth since the early 1990s. Economic renovation (Doi Moi) reforms launched in 1986 have transformed it from one of the world’s poorest nations into lower-middle income country. Government of Vietnam highlight the important of effective and sustainable land management and improved governance. Since 2008, a number of efforts have been undertaken to develop land records and databases, with a total investment more than $380 million. Despite much progress, fundamental bottlenecks in the land administration sector remain. Stakeholders’ land information needs, such as land use plans or zoning, land prices or land quality, are still not met. The land service delivery system is underdeveloped. There are still many shortcomings in the Vietnamese land administration system, especially in the land registration system. A study on the improvement of the land registration system in Vietnam is a necessary research in the context that the government of Vietnam is trying to build a multi-purpose land information system.
The research purpose was to improve the efficiency and transparency of land administration services through the development of the land information system by developing (a) e-land registration system in the national multi-purpose land information system, (b) simplified procedures and business processes for Land Registration Offices and better quality land services, and (c) increased public and stakeholder awareness and engagement in access to land information and land services.
The demand for the modernization of the land registration and the real estate information system with a view to assisting the State in managing and making the real estate market more and more transparent. It defined the fundamental issues of any land registration system, highlights the benefits of an effective system and the requirements for it, as well as the factors which can be considered as its indispensable pillars. This research used survey methods, data analysis (qualitative analysis), statistical methods, comparison, expert method, formal methods and numerical methods such as mathematical modeling.
This research evaluated the current situation of the Vietnamese land registration system through the surveys and reports, the experiences of a country which has established an electronic system for land registration in order to evaluate them and draw lessons that can be applied in Vietnam. The chosen country is Korea. The research mainly focused on the Korean land registration system as it is modern and effective systems, especially in technical respects, which Korean has established successfully. Vietnam can study and learn from the promulgation, implementation and content of the legal provisions affecting the operation of the Koreas land registration system. This research proposed the new electronic land registration system that can improve the multi-purpose land management system for Vietnam.

국문 초록 (Abstract)

베트남은 1990 년대 초부터 급속하고 가파른 경제 성장률을 기록했다. 1986 년에 시작된 경제 개혁(Doi Moi)으로 세계적으로 빈곤국가들 중 한 나라였다. 하지만 이 개혁을 통해서 국민소득이 상승하고 GDP와 GNP가 상승하였다. 국민들은 저소득계층에서 중산층 계층이 되었고 국가는 개발도상국으로 되었다. 베트남정부는 효과적이고 지속 가능한 토지관리와 개선된 정부관리의 중요성을 강조했다. 2008 년 이래로 총 투자액이 3 억 8 천만 달러 이상인 토지공부 및 데이터베이스를 개발하기 위해 많은 노력을 했다. 많은 진전에도 불구하고 토지관리 부문의 근본적인 병목 현상은 여전히 남아 있다. 토지이용계획이나 구역설정, 토지가격 또는 토지품질과 같은 이해 관계자의 토지정보 요구는 여전히 충족되지 않다. 토지서비스 제공 시스템은 미개발이다. 베트남 토지관리 시스템, 특히 토지등록 시스템에는 여전히 많은 결점이 있다. 베트남 정부가 다목적 토지정보 시스템을 구축하려는 상황에서 베트남의 토지등록 시스템 개선에 관한 연구는 필요한 연구이다.
토지정보 시스템의 개발을 통해 국가 다목적 토지정보 시스템에서의 전자토지등록 시스템 개발, 절차 간소화 및 업무 프로세스 간소화, 토지정보 및 토지서비스에 대한 대중 및 이해 당사자의 인식 및 참여 강화.
부동산시장을 보다 투명하게 관리하고 만들기 위해 국가를 도우려는 목적으로 토지등록 및 부동산 정보 시스템의 현대화에 대한 요구이다. 그것은 모든 토지등록 시스템의 근본적인 문제를 정의하고, 효과적인 시스템의 이점과 그 요구사항, 그리고 필수 불가결한 요소로 여겨 질 수 있는 요소를 강조하다. 이 조사에서는 조사방법, 데이터 분석방법(정성분석), 통계방법, 비교방법, 전문가 방법, 공식방법 및 수학적 모델링과 같은 수치방법을 사용했다.
본 연구는 베트남 토지등록 시스템의 현황을 토지등록을 위한 전자시스템을 구축한 국가의 조사 및 보고, 베트남의 경험을 토대로 평가하고 베트남에서 적용 할 수 있는 교훈을 도출한다. 선택한 국가는 한국이다. 이 연구는 주로 한국인이 성공적으로 수립 한 현대적이고 효과적인 시스템, 특히 기술적 측면에서 한국의 토지등록 시스템에 중점을 둔다. 베트남은 한국 토지등록시스템 운영에 영향을 미치는 법적 조항의 공표, 시행 및 내용을 통해 연구하고 배울 수 있다. 이 연구는 베트남의 다목적 토지관리시스템을 개선할 수 있는 새로운 전자토지등록시스템을 제안했다.

다국어 초록 (Multilingual Abstract)

Vietnam has experienced rapid and inclusive economic growth since the early 1990s. Economic renovation (Doi Moi) reforms launched in 1986 have transformed it from one of the world’s poorest nations into lower-middle income country. Government of Vietnam highlight the important of effective and sustainable land management and improved governance. Since 2008, a number of efforts have been undertaken to develop land records and databases, with a total investment more than $380 million. Despite much progress, fundamental bottlenecks in the land administration sector remain. Stakeholders’ land information needs, such as land use plans or zoning, land prices or land quality, are still not met. The land service delivery system is underdeveloped. There are still many shortcomings in the Vietnamese land administration system, especially in the land registration system. A study on the improvement of the land registration system in Vietnam is a necessary research in the context that the government of Vietnam is trying to build a multi-purpose land information system.
The research purpose was to improve the efficiency and transparency of land administration services through the development of the land information system by developing (a) e-land registration system in the national multi-purpose land information system, (b) simplified procedures and business processes for Land Registration Offices and better quality land services, and (c) increased public and stakeholder awareness and engagement in access to land information and land services.
The demand for the modernization of the land registration and the real estate information system with a view to assisting the State in managing and making the real estate market more and more transparent. It defined the fundamental issues of any land registration system, highlights the benefits of an effective system and the requirements for it, as well as the factors which can be considered as its indispensable pillars. This research used survey methods, data analysis (qualitative analysis), statistical methods, comparison, expert method, formal methods and numerical methods such as mathematical modeling.
This research evaluated the current situation of the Vietnamese land registration system through the surveys and reports, the experiences of a country which has established an electronic system for land registration in order to evaluate them and draw lessons that can be applied in Vietnam. The chosen country is Korea. The research mainly focused on the Korean land registration system as it is modern and effective systems, especially in technical respects, which Korean has established successfully. Vietnam can study and learn from the promulgation, implementation and content of the legal provisions affecting the operation of the Koreas land registration system. This research proposed the new electronic land registration system that can improve the multi-purpose land management system for Vietnam.

목차 (Table of Contents)

• I. Introduction 1
• 1. Background 1
• 2. Purpose 3
• 3. Research scope 4
• 4. Research Methodology 5
• II. Theoretical study on the land registration system 9
• 1. Land registration 9
• 1) Land Administration 9
• 2) The need for a land registration system 13
• 2. The central concept and important elements of a land registration system 17
• 1) The concept of a land registration system 17
• 2) Important elements of a land registration system 25
• 3. The benefits of a land registration system 33
• 1) For the land owner/user and related subjects 35
• 2) For the State 36
• 3) For society 37
• 4. Electronic land registration system 39
• 1) E-Government 39
• 2) E-Government and Land Administration 41
• 5. The requirements of a land registration system 45
• 1) Accuracy and security 45
• 2) Clarity and simplicity 46
• 3) Timeliness 47
• 4) Fairness and accessibility 48
• 5) Low cost or cheapness 48
• 6) Sustainability 50
• 6. Land registration system of some countries 50
• 1) Contract registration mode 50
• 2) Rights registration mode 53
• 3) Torrens registration mode 55
• Summary 58
• III. Land registration system in Vietnam 60
• 1. Outline of land registration system in Vietnam 61
• 1) Land registration in the former regimes in Vietnam 61
• 2) Land registration established by revolutionary power (since 1945 in the North and from 1975 in the whole) 70
• 2. Organizing the land registration system 83
• 1) The machinery and the staff 83
• 2) Land registration procedures 90
• 3) Construction and management of land information after land registration 102
• 3. Evaluation of the Vietnamese land registration system 112
• 1) The machinery 112
• 2) The staff 116
• 3) Land registration procedures and land information 121
• 4) Current situation of land registration system 127
• 4. Assessment of activities regarding land registration 135
• 1) Land use planning 135
• 2) Issue of land use right certificates 138
• 3) Determination of land prices 141
• 5. Evaluation of the land registration system effectiveness in Vietnam 144
• 1) General characteristic of survey subjects 144
• 2) Satisfaction in land registration procedures 146
• 3) Evaluation of the current land registration system in Vietnam 150
• 4) Survey data analysis 156
• Summary 157
• IV. Land registration system in Korea 161
• 1. Outline of Korean land registration system 161
• 2. Analysis of Korean cadastral record 165
• 1) Kind of cadastral record 165
• 2) Registration systems of cadastral record 169
• 3) Current situation registration of cadastral record 170
• 3. Registered information of Korean cadastral record 173
• 1) Basic information 173
• 2) Ownership information 177
• 3) Used information 180
• 4) Price information 180
• 5) Restriction information 182
• 4. Computerization of cadastral record 184
• 1) Background and infrastructure development of computerization 184
• 2) Computerization of cadastral book 185
• 3) Establish of national land information 190
• 4) Computerization of cadastral map 191
• 5) Completion of LMIS 195
• 6) KLIS that Integrates PBLIS and LMIS 197
• 7) Korea Real estate Administration intelligence System (KRAS) 200
• V. Improvement of the land registration system in Vietnam 203
• 1. The comparison of land registration system between Vietnamese and Korean 203
• 1) The learned lessons from Korean land management system 203
• 2) Inadequate in the curent land registration system in Vietnam 207
• 3) Comparison of LRS between Vietnam and Korea 209
• 2. Some recommendations for improving the Vietnamese land registration system 211
• 1) A general recommendation 211
• 2) Some recommendations for improvement of the land registration system 219
• 3) Reorganizing some activities relating to land registration 232
• VI. Conclusion 244
• References 247
• Appendix I. Establishment results of land database 255
• Appendix II. Questionnaire 265