როგორ დავიკანონოთ თვითნებურად დაკავებული მიწის ფართობი – საჯარო რეესტრი გვპასუხობს

„მედიაცენტრ მთავარს“ რუბრიკაში: „მოგვწერეთ მთავარი“ მოქალქემ რამდენიმე კითხვით მიმართა, რომელიც მიწის კანონიერ მფლობელობაში დარეგისტრირებას ეხება.

მოქალაქის კითხვებს საჯარო რეესტრის ეროვნული სააგენტო პასუხობს:

1. კანონით ნებადართულია თუ არა, რომ პირმა, რომელიც მიწას ათეული წლებია უვლის, დაირეგისტრიროს საკუთრებაში? აღნიშნულისთვის დაინტერესებულმა მხარემ რა პროცედურები უნდა გაოაროს?

პასუხი: აღნიშნულ საკითხს არეგულირებს „ფიზიკური და კერძო სამართლის იურიდიული პირების მფლობელობაში (სარგებლობაში) არსებულ მიწის ნაკვეთებზე საკუთრების უფლების აღიარების შესახებ“ საქართველოს კანონი, რომელიც საკუთრების უფლების აღიარების ორ განსხვავებულ ფორმას იცნობს: მართლზომიერ მფლობელობაში (სარგებლობაში) არსებულ მიწის ნაკვეთზე საკუთრების უფლების აღიარება და თვითნებურად დაკავებულ მიწაზე საკუთრების უფლების აღიარება. აღნიშნული კანონით მართლზომიერ მფლობელობაში არსებულ მიწაზე საკუთრების უფლების აღიარებისათვის უფლებამოსილია სააგენტო, ხოლო თვითნებურად დაკავებულ მიწის ნაკვეთებზე მუნიციპალიტეტის აღმასრულებელ ორგანოსთან (ქალაქ თბილისის მუნიციპალიტეტში ¬− ქალაქ თბილისის მუნიციპალიტეტის მერთან) არსებული თვითნებურად დაკავებულ მიწაზე საკუთრების უფლების აღიარების კომისია. საჯარო რეესტრის ეროვნული სააგენტო საკუთრების უფლების აღიარებით საკუთრების უფლების რეგისტრაციას ახორციელებს შესაბამისი სამართლებრივი საფუძვლის, კერძოდ, მართლზომიერი მფლობელობის დამადასტურებელი კონკრეტული დოკუმენტის საფუძველზე. მაგალითად, როგორიცაა 1994 წლამდე უძრავი ნივთის მფლობელად (მოსარგებლედ) ტექნიკური ინვენტარიზაციის არქივში აღრიცხვის დამადასტურებელი ცნობა-დახასიათება თანდართული უფლების დამადასტურებელი დოკუმენტით( ასეთის არსებობის შემთხვევაში), საკომლო წიგნიდან ამონაწერი, მებაღის წიგნაკი და სხვა.

მიწის რეგისტრაციის რეფორმის ფარგლებში, რომელიც 2016 წლის 1 აგვისტოს ამოქმედდა, სარეგისტრაციო დოკუმენტაციის მოძიებასა და სისტემატიზაციას ახდენს საჯარო რეესტრი. საკუთრების უფლების რეგისტრაციისთვის დაინტერესებულ პირს განცხადების წარდგენისას არ მოეთხოვება უფლების დამადასტურებელი დოკუმენტის წარდგენაც, ვინაიდან სააგენტო ამ დოკუმენტს საკუთარი რესურსით მოიძიებს სხვადასხვა ადმინისტრაციული ორგანოდან: საქართველოს ეროვნული არქივიდან, შემოსავლების სამსახურიდან, მუნიციპალიტეტის ორგანოები და სხვა. იმ შემთხვევაში, თუ დადგინდება, რომ სარეგისტრაციო ობიექტი სრულად ან ნაწილობრივ არ არის მართლზომიერ მფლობელობაში არსებული მიწის ნაკვეთი, სააგენტოს ეკისრება ვალდებულება, დაინტერესებული პირის თანხმობით, შუამდგომლობით მიმართოს შესაბამისი მუნიციპალიტეტის აღიარების კომისიას კომპეტენციის ფარგლებში საკითხის განსახილველად.

2. კანონით დაშვებულია თუ არა, რომ პირმა, საკუთრებაში დაირეგისტრიროს მიწა, რომელსაც წლებია უვლის, მაგრამ რეგისტრაციის საფუძვლად გამოიყენოს ყალბი დოკუმენტები (მაგალითად, სხვა, მის მფლობელობაში მყოფი ნაკვეთის ნახაზი და საკუთრების დამადასტურებელი მოწმობა)?

პასუხი: კანონმდებლობის შესაბამისად, საკუთრების უფლების რეგისტრაცია სააგენტოში შესაძლებელია განხორციელდეს მხოლოდ შესაბამისი უფლების დამადასტურებელი დოკუმენტაციის საფუძველზე. მარეგისტრირებელი ორგანო და მისი თანამშრომელი პასუხს არ აგებენ წარმოდგენილი სარეგისტრაციო დოკუმენტაციის ნამდვილობაზე. ისინი პასუხისმგებელი არიან მხოლოდ რეგისტრირებული მონაცემებისა და მათთან დაცული სარეგისტრაციო თუ სხვა დოკუმენტაციის ურთიერთშესაბამისობასა და უსაფრთხოებაზე. ოფიციალური დოკუმენტის გაყალბება წარმოადგენს საქართველოს სისხლის სამართლის კოდექსით გათვალისწინებულ მართლსაწინააღმდეგო ქმედებას, ხოლო ყალბი დოკუმენტაციის კანონიერების შესწავლა შესაბამისი სამართალდამცავი ორგანოების კომპეტენციაა.

4. რატომ ენდობა საჯარო რეესტრი რაიონებში, მერის წარმომადგენლებს მიწის სპორადული რეგისტრაციის პროცესში? მერის წარმომადგენლები ოქმებს ხელს ისე აწერენ, რომ მიწას ადგილზე არც კი ნახულობენ და თუ უფლებისდამდგენ დოკუმენტსა და აზომვით ნახაზზე არსებული ციფრები ერთმანეთს ემთხვევა, მათ იდენტურად მიიჩნევენ. დაინტერესებული პირები კი ამით ბოროტად სარგებლობენ.

პასუხი: მიწის რეგისტრაციის რეფორმამ („სახელმწიფო პროექტის ფარგლებში მიწის ნაკვეთებზე უფლებათა სისტემური და სპორადული რეგისტრაციის სპეციალური წესისა და საკადასტრო მონაცემების სრულყოფის შესახებ“ საქართველოს კანონი) შექმნა სამართლებრივი საფუძველი, რომ სხვადასხვა უწყებამ ერთმანეთთან კოორდინაციის გზით, საჯარო მმართველობითი ღონისძიებების ერთობლიობით განახორციელოს მიწის რეფორმა. რეფორმის გამართული მიმდინარეობისა და სრულყოფილი რეგისტრაციების განხორციელების პროცესში, მიწის ნაკვეთების ფაქტობრივი მდგომარეობის დადგენის თვალსაზრისით განსაკუთრებული მნიშვნელობა აქვს მუნიციპალიტეტის ჩართულობას,

ვინაიდან სწორედ ადგილობრივი ორგანოების მონაწილეობით განხორციელდა საქართველოში თავდაპირველი მიწის რეფორმა 1990-იან წლებში. მიწის რეგისტრაციის რეფორმით გათვალისწინებულ პროცესებში მუნიციპალიტეტი ჩართულია სპეციალური უფლებამოსილებით აღჭურვილი წარმომადგენლის მეშვეობით. მუნიციპალიტეტის წარმომადგენელი ადგენს უფლების დამადასტურებელი დოკუმენტით გათვალისწინებული მიწის ნაკვეთის ან/და საჯარო რეესტრში დაუზუსტებელი საკადასტრო მონაცემებით რეგისტრირებული მიწის ნაკვეთის და მიწის ნაკვეთის საკადასტრო აგეგმვით/აზომვით ნახაზზე ასახული მიწის ნაკვეთის იდენტურობას, რისთვისაც იყენებს საქართველოს იუსტიციის მინისტრის ბრძანებით დამტკიცებულ უძრავი ნივთის ადგილზე დათვალიერების ოქმის ფორმას.


5. მოწმე, ვინც ხელს აწერს ოქმს მიწის იდენტობის შესახებ, უნდა იყოს თუ არა ადგილზე ნამყოფი, თუ შეუძლია, ადგილზე მიუსვლელად, ისე რომ კონკრეტულ ფართობს არ იცნობს სად მდებარეობს, ისე მოაწეროს ხელი?
პასუხი: მუნიციპალიტეტის წარმომადგენელი, სახელმწიფოსგან კანონით დელეგირებული უფლებამოსილების ფარგლებში, ვალდებულია მიწის ნაკვეთის ადგილზე დათვალიერების, ადგილზე დათვალიერებაში მონაწილე პირების – მათ შორის მოწმეების, მომიჯნავე მიწის ნაკვეთების მესაკუთრეთა ჩვენებებისა და დოკუმენტაციის საფუძველზე, სრულყოფილად გამოიკვლიოს მიწის ნაკვეთის რეალური მდებარეობის საკითხი და მის მიერ შესწავლილი ინფორმაცია დეტალურად აღწეროს შესაბამის ადგილზე დათვალიერების ოქმში.

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