论商品房买卖合同格式条款规制

发布时间：2018-04-05 09:24

本文选题：商品房　切入点：格式条款　出处：《吉林大学》2012年硕士论文

【摘要】：近几年总体来看，我国商品房交易市场呈现蓬勃发展的态势。伴随住房制度的改革，百姓收入的提高及青年人刚性的购房需求刺激下，在今后比较长一段时间内，商品房交易市场仍将保持较快的增长势头。然而，现实生活中由于商品房买卖产生的纠纷案件不仅在数量上日益剧增，而且在具体的表现形式上花样百出，导致购房人的利益受到严重侵害。究其根本原因是开发商凭借自己的强势地位，在购房合同中通过公然或隐蔽的方式制定了为数众多的不利于购房人的“霸王条款，”而广大购房人似乎从行动和心理上都接受了这种明显不合理的合同条款内容。但是，购房人对不公平“霸王条款”的默认并不意味着“霸王条款”在法律上取得了其合理化的地位。同时，“霸王条款”并不是一个内涵明确的法律概念，它实际上反映的是购房人在签订开发商基于其经济强势地位制定的双方利益明显失衡的合同时的一种愤怒无奈地情感表达方式。实际上，霸王条款和《合同法》中的格式条款滥用的概念是一致的。由于“霸王条款”并不是一个意义明确的法律概念，，所以，本文在分析“霸王条款”相关的内容时，会采用格式条款的概念。本文的研究思路主要分三个部分：第一部分，首先，深入探讨格式条款产生的历史背景，得出结论：格式合同是伴随着市场经济的高度发展而产生的，它适应了垄断经济对交易方式简洁、高效的要求，节约了生产成本，提高了交易效率。同时，格式条款的广泛使用对经济弱势一方的利益带来了不利的影响。其次，透过对格式条款概念的分析，总结出格式条款的内容是由一方预先拟定的，具有定型化、重复使用性和附从性的特点。最后，通过对商品房买卖合同中交易双方地位、合同条款内容及合同签订的法律后果分析得出：商品房买卖合同完全符合格式合同的特点，是典型的格式合同。第二部分，首先，论证了商品房买卖合同格式化的原因。格式合同本身的优点、开发商的强势地位和强大的经济实力是导致合同内容格式化的几个主要原因。其次，以现实当中开发商草拟的购房合同条款为例，深入分析了格式条款在购房合同中的典型表现形式，并提出了购房者应如何识破开发商设置的形形色色的格式条款陷阱，维护自己的合法权益。最后，通过对开发商格式条款滥用的分析，分析了格式条款的滥用对现代经济生活造成的不利影响。第三部分，首先，论证了我国现行法律制度关于购房买卖合同中格式条款滥用存在的问题，得出结论：要想从根本上遏制格式条款的滥用，需要从立法、司法和行政三个方面建立一套综合有效的规制体系。然后，文章分别论述了从立法、司法和行政三个方面着手加强格式条款的规制工作：立法规制方面，要修改、完善现有《合同法》规定，尽快出台格式条款专门法；司法规制方面，法官正确适用法律规定，司法机关加强司法解释工作；行政规制方面，行政监管部门要明确各自的行政职权，加强行政监管力度，依法维护当事人合法权益。因此，笔者认为有效遏制开发商滥用格式条款的根本途径在于构筑一套以立法规制为核心，司法规制和行政规制相配合的格式条款综合规制体系。只有建立一套综合的格式条款规制体系，才能从根源上杜绝开发商滥用格式条款损害购房人合法权利的行为，才能真正的实现老百姓的安居乐业和社会的和谐稳定。
[Abstract]:In recent years, overall, China's commercial housing market is showing a vigorous development trend. With the reform of housing system, housing demand income and improve youth rigid stimulation, in the future for a long time, commercial housing market will still maintain a rapid growth momentum. However, the sale of commercial housing the disputes not only in the number of growing in real life, but also in the form of specific tricks, resulting in the interests of the buyers has been seriously violated. The reason is that developers by virtue of their strong position in the purchase contract by openly or concealed sets "is not conducive to the terms of overlord a large number of buyers," while the majority of buyers from the action and psychological seems to have accepted the terms of the contract content that is obviously not reasonable. However, the purchase of unfair "despot The default clause "does not mean" overlord clause "made its position of reasonable in law. At the same time, the" overlord clause "is not a clear connotation of legal concept, it actually reflects the obvious imbalance in the interests of both buyers who signed developers develop their strong economic status on the basis of a contract the anger frustration emotional expression. In fact, the concept of standard terms and provisions of the king" contract law "of abuse is consistent. Because of the" overlord clause "and the legal concept, not a clear meaning so that the content of this paper in the analysis of" overlord clause ", the concept of the standard terms. The main idea of this paper is divided into three parts:
The first part, firstly, discusses the historical background of terms of format, draw the conclusion: the format of the contract is accompanied by the development of market economy and produce, which adapt to the economic monopoly on trading method is simple, the requirement of high efficiency, saving production cost, improve the transaction efficiency. At the same time, the widespread use of standard terms to bring the influence on the economic interests of the weaker party. Secondly, through the analysis of the terms of the format of the concept, summarizes the content of the standard clauses is prepared in advance by a party, with stereotypes, repeated use and with the characteristics. Finally, based on the transaction status of the real estate sale, analysis the terms of the contract contents and contract legal consequences that the contract for the sale of commercial housing to meet the characteristics of the format of the contract, the contract is a typical format.
The second part, first of all, the reason why the sale of commercial housing contract format. The format of the contract itself advantages, developers in the strong position and strong economic strength is the result of several main reasons of the contents of the contract format. Secondly, in reality the developers purchase contract draft as an example, in-depth analysis of the typical forms in terms of format in the purchase contract, and the buyers should set the developers how to see through the terms of the format of every hue trap, safeguard their legitimate rights and interests. Finally, through the analysis of the terms of the developers abuse format, analysis of the negative impact caused by the abuse of standard terms in the modern economic life.
The third part, firstly, demonstrates the problems about the format clause in the contract of sale and purchase of the existence of abuse of China's current legal system draws the conclusion: to fundamentally curb the abuse of standard terms, from the three aspects of the legislative, judicial and administrative to establish a comprehensive and effective regulation system. Then, the article discusses from to strengthen legislation, regulation of format terms from three aspects: judicial and administrative legislation, to modify, improve the existing contract law provisions of < >, the introduction of standard terms special law as soon as possible; judicial regulation, the judge is clearly applicable legal provisions, judicial organs to strengthen the work of judicial interpretation; administrative regulations, administrative supervision departments should clear the respective administrative powers, strengthen the administrative supervision, safeguard the legitimate rights and interests of the parties in accordance with the law.
Therefore, the author thinks that the fundamental way to effectively curb the developers abuse of standard terms is to build a set of legislative regulation as the core, comprehensive regulation system is matched with the format of the terms of judicial regulation and administrative regulation. Only the establishment of a comprehensive set of terms of format regulation system, in order to prevent damage to property developers abuse clauses the legitimate rights of behavior from the source people live and work in peace, harmony and stability and society can truly achieve.

【学位授予单位】：吉林大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：D923.6

【参考文献】