商品房销售广告法律问题研究

发布时间：2018-02-12 11:01

本文关键词： 商品房广告要约要约邀请　出处：《西南政法大学》2012年硕士论文　论文类型：学位论文

【摘要】：商品房销售市场运行是否有序关系到众多人的切身利益，广告作为商品房销售的重要手段，其当前存在的虚假广告等问题已经严重影响到商品房销售市场的正常运行，，并导致开发商和购房者之间的矛盾愈来愈深。这一问题迫切需要通过法律的手段加以干预和解决。本文试图通过对商品房销售广告法律制度进行研究，尽可能地厘清商品房销售广告的性质，分析在现行法律框架下购房者遭遇虚假广告时可以寻求的救济方式。在此基础上指出我国现阶段商品房销售广告法律中存在的缺陷，并探求规范完善之出路。本文主要包括以下几个部分：第一部分，合同法视野中商品房销售广告的性质。商品房销售广告与一般的商业广告无异，在法律性质上可作要约或要约邀请之区分。基于两者法律效力的不同，如何认定商品房销售广告的性质成为确定开发商责任承担与否的关键。虽然要约及要约邀请的法律概念较为明确，但在实务中的区分却显得颇为艰难。本部分结合实践与理论，对商品房销售广告的性质做区分。第二部分，《关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第三条之评析。该解释第三条首次在法律上规定未载入合同的广告也可以成为合同内容，其实质上将商品房销售领域某些具有要约邀请性质的广告赋予了要约之拘束力，这对保护弱势购房者，限制开发商的虚假广告行为大有裨益。但广告内容要被视为要约，不经载入合同而成为合同的组成部分，法律上对其多有限制，购房者的权利难于援引该条得到保护。第三部分，商品房销售广告虚假时购房者的救济途径。现阶段，我国商品房销售市场中充斥着大量虚假广告，广大消费者极为不满，其与开发商之间的矛盾愈演愈烈。现有法律框架下，理论上购房者可以寻求的救济方式包括要求开发商承担违约责任和缔约过失责任。其中对开发商恶意违约构成欺诈是否可以要求惩罚性赔偿，法律上存在争议。笔者将就此阐述自己的立场。第四部分，我国商品房销售广告法律之缺陷及其完善。我国商品房销售广告法律规制方面存在立法滞后、法律内容矛盾、民事责任落实困难、法律审查监管缺位等诸多问题。解决这些问题，必须及时修改有关商品房销售广告的法律法规，完善民事救济体系，同时相关的主管部门应加强法律监管，规范商品房广告行业的行为，以期更好地保障购房者的权益。
[Abstract]:Whether the operation of commercial housing sales market is orderly or not is related to the vital interests of many people. As an important means of commercial housing sales, the current problems such as false advertising have seriously affected the normal operation of commercial housing sales market. The contradiction between developers and buyers is becoming deeper and deeper. This problem urgently needs to be intervened and solved by means of law. This paper attempts to study the legal system of commercial housing sales advertising, as far as possible to clarify the nature of commercial housing sales advertising, This paper analyzes the remedies that buyers can seek when they encounter false advertisements under the current legal framework. On this basis, it points out the defects in the present law of commercial housing sales advertising in our country. This paper mainly includes the following parts:. The first part, the nature of the commercial house sales advertisement in the view of the contract law. The commercial house sale advertisement is no different from the general commercial advertisement. In the legal nature, it can make a distinction between the offer or the offer invitation, based on the difference of the legal effect between the two. How to determine the nature of commercial housing sales advertisement becomes the key to determine the developer's responsibility or not. Although the legal concepts of offer and offer invitation are clear, the distinction in practice is quite difficult. Commercial housing sales advertising to make a distinction between the nature. The second part, the interpretation of some issues of the applicable Law in the trial of disputes over the contract for the purchase and sale of commercial housing. Article 3 of this interpretation provides for the first time in law that advertisements not included in the contract may also become the contents of the contract. In essence, it gives the offer binding force to some advertisements in the field of commercial housing sale, which is helpful to protect the weak buyers and limit the false advertisement of the developer. But the content of the advertisement should be regarded as the offer. As part of the contract without being included in the contract, there are many legal restrictions on it, and it is difficult for buyers to invoke this clause to protect their rights. The third part, the remedies for buyers when commercial housing sales advertisements are false. At this stage, there are a large number of false advertisements in China's commercial housing sales market, and the vast number of consumers are extremely dissatisfied. The conflicts between them and the developers are becoming more and more serious. Under the existing legal framework, Theoretically, the remedies that buyers can seek include liability for breach of contract and default in contracting. Among them, whether a malicious breach of contract constitutes fraud of the developer can be subject to punitive damages. There is a legal dispute. The author will state his position on this. Part 4th, the defects and perfection of the commercial housing advertising law in our country. The legal regulation of the commercial housing sales advertisement in our country is lagging behind, the legal content is contradictory, the civil liability is difficult to carry out, To solve these problems, we must promptly revise the laws and regulations concerning commercial housing sales advertisements, perfect the civil relief system, and at the same time, the relevant competent departments should strengthen legal supervision and control. Regulate the behavior of commercial housing advertising industry, in order to better protect the rights and interests of property buyers.
【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：D923.6

【参考文献】