房屋买卖预约合同法律效力研究

发布时间：2018-03-28 16:53

本文选题：房屋买卖预约　切入点：法律效力　出处：《华东政法大学》2013年硕士论文

【摘要】：房屋买卖预约合同,是约定将来订立房屋买卖合同的合同。由于其具有安排未来房产交易的功能与购房合同订立的非确定性，为了促成房屋买卖合同高效、快速的订立，就必须用相应法律规则加以调整。在诸多大陆法系国家，预约以当事人能够达成合同的缔结为出发点，关怀合同双方当事人的意思表示，并使之一定程度上受现行法律规则和法律原则的约束。但由于其制度上的漏洞，则又为法律的干涉保留了空间。虽然我国预约规则大体沿袭了上述概念，但仍没有建立起一个明确具体的制度体系，我国《合同法》对预约规则没有相关规定，理论上探讨这个问题的文献虽然不少，但是在我们看来，现有文献都没有寻找到构建预约法律制度的合适路径。尤其是对房屋买卖预约制度方面的研究，仍然处于停滞阶段。在司法实践中，，相关法律的空白、理论研究的缺乏造成了对房屋买卖预约合同效力认定及违约救济的混乱。本文将以房屋买卖预约纠纷的案例讨论为切入点，结合我国现行《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》（以下简称商品房解释）、《买卖合同司法解释三》等法律条文，与相关国家的预约纠纷判例，试图剖析房屋买卖预约的性质及法律效力，从而探究房屋买卖预约合同违约后的救济手段，解决当事人双方的矛盾，并对如何避免房屋买卖预约合同风险及构建预约法律制度提出相应司法建议。为行文的需要，本文主要分为六章。第一章分为三节。本章主要以房屋买卖预约纠纷案例为切入点，反映了现阶段房屋买卖预约的主要问题，同时分析了问题的本质及归纳了争议焦点。第二章分为三节。第一节简单地介绍了各国家立法预约制度之规定及其涵义。第二节讨论了在司法实践中，预约制度在现今的经济水平与市场经济条件下所存在的必要性与重要性。第三节根据房屋买卖的特性，分析房屋买卖的法律性质。第三章分为四节。本章分析了房屋买卖预约及其相关的概念的区别。此外，在购房过程中，预购款也是一个核心的概念，其极易与合同中的定金相混淆，本章也讨论了房屋买卖预购款与定金的差异。第四章分为四节。第一节第二节主要讨论了房屋买卖预约合同的成立要件及生效要件，并简单讨论了现实中可能影响房屋买卖预约合同效力的几个因素。第三、四节介绍了现理论界有关预约制度法律效力的学说，与笔者的相应看法。第五章分为三节。本章主要讨论了房屋买卖过程中，当事人一方违反预约合同的规定，守约方得以根据哪些法律基础追究当事人的责任，并对具体救济手段如何适用进行了详细的分析。第六章分为两节。根据前文的分析，对第一章的案例问题提出相对合理的解决，第二节讨论了如何规范避免房屋买卖预约过程中存在的风险，以期能完善我国的预约制度，引导司法实践，进而有力解决有关纠纷，维护社会公平正义。
[Abstract]:The sale of housing contract, agreed the future housing sales contracts entered into the contract. Because of its non deterministic scheduling function of real estate transactions and future purchase contract, in order to promote the sale of housing, and a fast, it must use the corresponding legal rules to adjust. In many civil law countries, the parties can agree to make an appointment the conclusion of the contract as the starting point, expressed concern about the parties to the contract, and to a certain extent by the existing legal rules and legal principles of restraint. But because of the loopholes in the system, and the legal interference reserves space. Although our reservation rules basically followed the above concept, but still not established a specific system, China's "contract law" the relevant provisions of the rules without reservation, although many of the problems on the theory of literature, but in the US It seems that the existing literature are not looking to build a suitable path reservation legal system. Especially the research on the sale of housing reservation system, is still in the initial stage. In judicial practice, the relevant legal blank, the lack of theoretical research results in the sale of housing contract validity and confusion of remedy for breach of contract.
In this case the sale of housing disputes about the appointment as the starting point, combined with our current < > explain some issues concerning the application of law in the trial of real estate contract disputes (hereinafter referred to as the commercial housing contract for the sale of judicial interpretation), < three > and the law interpretation, and appointment disputes related to national case, attempts to analyze the nature and legal effect of the sale of housing reservation, so as to explore the sale of Housing Contract Breach Remedy, solve the contradiction between the parties, and how to avoid the sale of housing construction and put forward the corresponding risk pre contract judicial suggestions precontract legal system.
This article is divided into six chapters for the need of writing.
The first chapter is divided into three sections. This chapter mainly takes housing sales appointment dispute cases as a breakthrough point, reflecting the main problems of the current housing sales and booking, and analyzes the essence of the problem and summarizes the focus of controversy.
The second chapter is divided into three sections. The first section introduces the legislative provisions and the appointment system. The second section discusses the meaning in judicial practice, the necessity of reservation system that existed in the current economic level and under the condition of market economy and the importance of the third section. According to the characteristics of the housing sale, legal analysis the sale of housing.
The third chapter is divided into four sections. This chapter analyzes the difference between the housing sales appointment and the related concepts. In addition, in the process of buying houses, the prepayment is also a core concept, which is easily confused with the fixed metal in the contract. This chapter also discusses the difference between the housing purchase and purchase and the deposit.
The fourth chapter is divided into four sections. The first section of the second section mainly discusses the constitutive requirements of the sale of housing contract and effectiveness, and discussed several factors affect the validity of the contract the sale of housing reservation in reality. The third, fourth section introduces the theory about the appointment system in law theory, and the corresponding views.
The fifth chapter is divided into three sections. This chapter mainly discusses the process of housing transactions, one of the parties in violation of the provisions of the contract appointment, the other party can according to what the legal basis for accountability of the parties, and the details of how to apply the remedies are analyzed in detail.
The sixth chapter is divided into two sections. According to the above analysis, put forward a relatively reasonable solution of the case of the first chapter, the second part discusses how to regulate the sale of housing reservation to avoid the risk existing in the process, in order to perfect our reservation system, guide the judicial practice, and solve related disputes, safeguard social fairness and justice.

【学位授予单位】：华东政法大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6

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