Adjusting Land Decisions: A Technical Guide

The procedure for adjusting land decisions resolves discrepancies in boundaries, location, area, and land use purpose. These inconsistencies often appear between planning maps, cadastral maps, original land allocation decisions, and the actual land handover data. This analysis by Long Phan Consulting Company details the technical sequence for adjusting decisions on land allocation, land lease, or land use purpose change due to status alterations in specific cases.

Competent Authority

Under Clause 4, Article 123 of the Land Law 2024, the state agency with the authority to allocate land, lease land, or permit a change in land use purpose is also the competent authority for adjusting such decisions.

Therefore, the specific authority for adjusting land decisions varies, depending on the agency that issued the original land allocation, land lease, or land use purpose change decision.

Procedure for Cases with No Change in Paid Land Use Fees

For adjustments to a land allocation, land lease, or land use purpose change decision that do not alter the amount of land use fees or land rent already paid, the process is as follows:

Required Dossier

Based on Subsection IV, Section III, Appendix I of Decree 151/2025/ND-CP dated June 12, 2025, clients must prepare an Application for Adjustment of Decision on Land Allocation/Land Lease/Permission for Land Use Purpose Change, using Form No. 03 issued with Decree 151/2025/ND-CP.

Procedural Steps

As stipulated in Subsection IV, Section III, Appendix I of Decree 151/2025/ND-CP, the procedure for adjusting the decision involves these steps:

• Step 1: Dossier Submission Submit the Application for Adjustment at the One-Stop Shop (Public Administration Service Center). When submitting, the applicant may choose to submit copies and present the originals for verification, submit certified copies, or submit notarized copies. For online submissions, the dossier must be digitized from original or certified documents. The Public Administration Service Center, upon receipt, will transfer the dossier to the Land Registration Office or its branch (the provincial-level specialized agency for agriculture and environment).
• Step 2: Dossier Review and Inspection The specialized agency for agriculture and environment reviews and inspects the dossier, conducts a field inspection, and finalizes the dossier for submission to the Chairman of the competent People’s Committee to issue the adjustment decision, using Form No. 08 issued with Decree 151/2025/ND-CP.
• Step 3: Review and Issuance of Adjustment Decision The Chairman of the competent People’s Committee reviews the dossier and issues the decision to adjust the land allocation, land lease, or land use purpose change decision.
• Step 4: Certificate Issuance and Database Update The specialized agency for agriculture and environment signs or submits for the competent authority to sign and issue the Land Use Rights Certificate. The Land Registration Office or its branch is responsible for updating and correcting the land database and cadastral records.

Procedure for Cases with Changes in Land Fees Calculated by the Land Price List

For adjusting land decisions that alter the paid land use fees or land rent, where the redetermined amount is based on the official land price list, the procedure is as follows:

Required Dossier

As per Subsection IV, Section III, Appendix I of Decree 151/2025/ND-CP, clients must prepare an Application for Adjustment of Decision on Land Allocation/Land Lease/Permission for Land Use Purpose Change, using Form No. 03.

Procedural Steps

The sequence for adjusting land decisions in this scenario includes:

• Step 1: Dossier Submission Submit the Application for Adjustment at the One-Stop Shop.
• Step 2: Dossier Review and Inspection The specialized agency for agriculture and environment reviews the dossier, conducts a field inspection, and finalizes it for submission to the Chairman of the competent People’s Committee to issue the adjustment decision (Form No. 08).
• Step 3: Review and Issuance of Adjustment Decision The Chairman of the competent People’s Committee reviews and issues the adjustment decision.
• Step 4: Fulfilling Tax Obligations The specialized agency for agriculture and environment sends the land parcel’s cadastral information (Form No. 19) to the tax authority. The tax authority determines the additional land use fee or land rent payable and issues a notice to the land user. The competent authority determines any refundable amount and notifies the land user. The land user pays the additional amount or receives the refund. The tax authority then sends a notice of completion of payment (or refund) to the specialized agency for agriculture and environment.
• Step 5: Certificate Issuance and Database Update The specialized agency for agriculture and environment signs or submits for the competent authority to sign and issue the Land Use Rights Certificate. The Land Registration Office or its branch updates the land database and cadastral records.

Procedure for Cases with Changes in Land Fees Calculated by Specific Land Price

According to Subsection IV, Section III, Appendix I of Decree 151/2025/ND-CP, the process for adjusting land decisions that alter paid land use fees, where the redetermined amount is based on a specific land price, is executed as follows:

Required Dossier

Clients must prepare an Application for Adjustment of Decision on Land Allocation/Land Lease/Permission for Land Use Purpose Change using Form No. 03.

Procedural Steps

The sequence for this specific case is:

• Step 1: Dossier Submission Submit the Application for Adjustment at the One-Stop Shop.
• Step 2: Dossier Review and Inspection The specialized agency for agriculture and environment reviews the dossier, conducts a field inspection, and finalizes it for submission to the Chairman of the competent People’s Committee to issue the adjustment decision (Form No. 08).
• Step 3: Review and Issuance of Adjustment Decision The Chairman of the competent People’s Committee reviews and issues the adjustment decision, sending it to the specialized agency for agriculture and environment to organize the specific land price determination.
• Step 4: Specific Land Price Determination The specialized agency for agriculture and environment organizes the determination of the specific land price and submits it to the Chairman of the competent People’s Committee for a decision approving the specific land price. This decision includes the responsibilities for guiding the land user on payment or refund and transferring cadastral information to the tax authority.
• Step 5: Fulfilling Tax Obligations The tax authority determines and issues a notice for any additional land use fees or land rent. The competent authority determines any refundable amount. The land user completes the payment or receives the refund. The tax authority then sends a notice of completion to the specialized agency.
• Step 6: Certificate Issuance and Database Update The specialized agency for agriculture and environment signs or submits for the competent authority to sign and issue the Land Use Rights Certificate. The Land Registration Office or its branch updates the land database and cadastral records.

Processing Time

Based on Subsection IV, Section III, Appendix I of Decree 151/2025/ND-CP, the official processing time for adjusting land decisions is not to exceed 07 days. However, in practice, this timeframe may be extended.

Adjustment Services at Long Phan Consulting Company

Long Phan Consulting Company provides comprehensive services to support clients in adjusting land decisions due to changes in the current status. Our expertise in land law ensures a swift and accurate resolution.

Our professional scope of work for clients includes:

Comprehensive Legal and Dossier Support

• Analyzing the current status dossier, identifying discrepancies, and advising on the optimal adjustment plan.
• Assisting clients in preparing a complete set of documents and application forms as required by law.
• Representing clients to submit dossiers at the receiving authority and monitor the processing progress.

Proactive Agency and Financial Management

• Acting on behalf of the client to handle any issues that arise during the procedure.
• Providing consultation and support for working with price appraisal units in cases requiring specific land price determination.
• Receiving administrative decisions and the adjusted Land Use Rights Certificate from the competent authority on the client’s behalf.

Frequently Asked Questions

Below are common questions regarding the procedure for adjusting land decisions.

Is there a deadline for submitting an application for adjustment?

The law does not specify a deadline. However, it is advisable to proceed promptly to avoid complications in transactions and to protect legal rights.

Who is eligible to request an adjustment of a land decision?

Under Article 123 of the Land Law 2024, eligible entities include domestic organizations, religious organizations, foreign-invested economic organizations, foreign organizations with diplomatic functions, individuals, and residential communities.

Will a new Land Use Rights Certificate be issued after the adjustment?

Yes. As per Decree 151/2025/ND-CP, after the adjustment is completed, the specialized agency for agriculture and environment will issue or submit for issuance a new Land Use Rights Certificate.

Does this adjustment procedure apply to both residential and agricultural land?

Yes. The procedure applies to all cases of land allocation, land lease, or land use purpose change, regardless of whether the land is classified as residential or agricultural.

Can a third party be authorized to handle the adjustment procedure?

Yes. A client can authorize another individual or a legal service firm to perform the procedure on their behalf.

Conclusion

For expert consultation on the procedure for adjusting land decisions and to utilize our professional services, contact Long Phan Consulting Company immediately at hotline 1900636389. Our team of specialists is ready to provide dedicated and professional support.