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الزام به تنظیم سند رسمی

الزام به تنظیم سند رسمی

امروزه یکی از شایع ترین دعاوی در باب املاک، دعوا الزام به تنظیم سند رسمی است که خواسته یا ناخواسته به دلیل کثرت وجود آن در محاکم، ابهاماتی در نحوه اجرای آن پدیدار شده است به طوری که بعضا ممکن است اجرای حکم بلا تکلیف مانده و محکوم علیه را سرگردان سازد. دعوی الزام به تنظیم سند رسمی دعوایی است که در آن ذینفع با طرح دعوی به طرفیت شخص مقابل الزام اورا را به حضور در دفتر اسناد رسمی و امضاء سند انتقال به موجب مفاد قرارداد می خواهد حال چه این تعهد به صراحت در قرارداد درج شده باشد وچه به موجب عرف و عادت و قانون آن امر جایز باشد اجرای حکم دادگاه در مواردی که خوانده محکوم به تنظیم سند رسمی شده باشد امری قابل تامل است که در مواردی می تواند با مشکل همراه شود.
زمانی که عقد به همراه  شرایطی که در ماده ۱۹۰ قانون مدنی ذکر شده منعقد شده و موضوع قرارداد به خواهان انتال داده شود و تعهداتی بر طبق قانون واقع شده باشد طبق اصل صحت و لزوم و نیروی الزام آور قراردادها بین طرفین قرارداد و قائم مقام انها لازم الاتباع است.
مگر اینکه این  قرارداد با رضایت طرفین  اقاله ،یا به موجب قانون فسخ شود. علاوه بر ان طرفین قرارداد نیز به کلیه نتایجی که به موجب عرف و عادت یا به موجب قانون از عقد حاصل میشود ملزم خواهند بود. همانطور که قانون ثبت اسناد و املاک و قانون روش نقل و انتقالات وسیله نقلیه موتوری مصوب ۱۳۵۹ هرگونه نقل و انتقال رسمی املاک دارای پلاک ثبتی و خودروها را الزامی اعلام نموده است و لزوم تنظیم سند رسمی انتقال در معامله اموال غیر منقول و خودرو از مسلمات عرف و عادت است وجود چنین تعهدی برای خریدار یا مالک رسمی محل تامل نمیباشد و تنظیم سند به منظور انتقال رسمی آن ضرورت دارد.
ارکان دعوی الزام به تنظیم سند رسمی به ترتیب ذیل است:
الف) مالکیت رسمی خوانده : این مالکیت حسب مورد با استعلام از اداره ثبت اسناد و املاک ( در املاک دارای پلاک ثبتی ) و راهنمایی و رانندگی (خودرو) احراز میگردد که دو حالت دارد:
۱)در صورت عدم ثبت رسمی آن به نام خوانده ادعا متوجه وی نمیباشد و قرار رد دعوی صادر میگردد(ماده ۸۴ ق. آ .د. م)
۲)در صورت ثبت رسمی آن به نام خوانده به بررسی رکن دوم میپردازیم
ب)وقوع معامله به نحو صحیح فیما بین طرفین ، که غالبا مستند دعوی یکی از موارد ذیل است
۱)مدرک عادی که بر انعقاد عقد معین قانونی یا قرارداد نامعین صحیح دلالت کند در صورتی که ایرادی اعم از انکار یا ادعای جعل به اصالت سند وارد نشود و یا ادعای انحلال قرارداد به نحوی از انحاء قانونی شامل فسخ یا اقاله مطرح نگردد دادگاه بعد از اولین جلسه دادرسی مبادرت به انشای رای مینماید و در صورت ایراد یا ادعای جعل در اولین جلسه دادرسی با صدور قرار کارشناسی راجع به اصالت یا جعلیت سند بررسی میکند
۲)شهادت شهود که بر واع شدن و اتفاق افتادن عمل حقوقی دلالت کند: در این صورت دادگاه بعد از تشکیل اولین جلسه دادرسی قرار استماع شهادت شهود را صادر میکند . سپس وقت دیگری برای دعوت طرفین و شهود به منظور استماع یا ادای شهادت تعیین میشود .  بعد از تشکیل دادگاه و گواهی گواهان به نحو صریح و روشن مبنی بر وقوع عمل حقوقی به نحو صحیح و احراز مالکیت خواهان ، دادگاه مبادرت به انشای رای مطابق با خواسته مینماید .و الا در صورت عدم احراز حکم به بی حقی وی صادر میکند
نکات:
۱ – اگر پلاک مورد ادعا در رهن باشد با وجود حق عینی مرتهن تا زمان فک رهن ،امکان تنظیم سند رسمی پلاک ثبتی مرهونه وجود ندارد. بنابراین دعوی تنظیم سند قابلیت استماع نخواهد داشت مگر اینکه خواهان مدرکی ارائه نماید که حاکی از اذن مرتهن باشد دراین حالت با طرف دعوی قرار دادن مرتهن ، دعوی قابل استماع خواهد بود.
۲ – طبق قانون ثبت اسناد و املاک تنظیم سند رسمی انتقال به صورت مفروز نسبت به قسمتی از ملک ثبت شده وقتی امکان پذیر است که ملک تفکیک شده باشد و موضوع سند به صورت مفروز در آمده باشد و الا دعوی الزام به تنظیم سند رسمی قبل از تفکیک قابلیت استماع ندارد . بدین ترتیب میتوان هردو درخواست تفکیک و الزام به تنظیم سند را تواما طرح نمود زیرا التزام به شی التزام به لوازم ان نیز هست.
۳ – مطابق ماده ۳۵۰ قانون مدنی معامله ی مال مشاع تجویز شده است و نیازی به اذن سایر مالکین و شرکاء در زمان معامله به صورت مشاع نیست. بدین ترتیب دعوی الزام به تنظیم سند رسمی به نحو مشاع در محدوده و سهم مشاعی فروشنده قابلیت استماع دارد و نیازی به طرف دعوا قرار دادن سایر شرکاء نیست.
۴ – «بنا به مراتب فوق رسیدگی به دعوی الزام به تنظیم سند رسمی نیازمند یک تا دو جلسه رسیدگی است».
دعوای الزام به تنظیم سند رسمی هر چند ظاهری همچون اجرای دیگر تعهدات دارد اما به لحاظ تکنیکی و اجرایی از جمله موضوعات پیچیده ی دایره اجرا می باشد در راستای استماع و اجرای احکام در دعوای الزام ، تشدد آراء بسیاری ملاحظه می شود در این تحقیق سعی بر این است که با شناسایی موانع اجرایی حکم مزبور، روندی صحیح از هنگام ثبت دادخواست تا مرحله اجرای حکم ترسیم نماییم
طبق مواد ۲۲ و ۴۶ و ۴۸ قانون ثبت در اموال غیر منقول قانون صرفا کسی را مالک می داند که مال مد نظر در دفتر املاک به نام او ثبت شده باشد . البته در محاکم در صورت تقابل دو سند عادی و رسمی اولویت با سند رسمی است به طوری که در ارجحیت قرار دارد. در قسم خاصی از اموال منقول همچون وسایل نقلیه اداره راهنمایی نیز کسی رامالک قلمداد می کند که در دفتر اسناد رسمی به نام او ثبت شده باشد موارد ذکر شده تنها قسمی از فواید ثبت رسمی املاک می باشد که برای دوری از تعرض افراد بیگانه پیش بینی شده است به همین دلیل اکثر افراد جامعه صرف نظر از هزینه ثبت، مایل به ثبت اموال خود در دفتر املاک هستند بنابراین ثبت اموال به خصوص اموال غیر منقول از اهمیت زیادی برخوردار است.
هر عقد و قراردادی بعد از انعقاد آثاری دارد . در این راستا برای اجرای هر چه صحیح تر و تضمین بقای قرارداد قواعدی در نظر گرفته شده است که تخطی از آن غیر ممکن است از جمله مطابق قاعده اصالت الزوم هر قرارداد و تعهدی لازم الاجراست مگر آنکه قانون فسخ یا طرفین فسخ آن را تجویز کنند از سوی دیگر روایت اوفو بالعقود هم در همین زمینه جاری است عقلا هر شخصی که قراردادی را امضاء می کند خود را به آثار و تبعات آن ملزم میکند بناراین آثار و لوازم هر قراردادی لازم الوفاست.

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