房地产中介合同相关法律问题研究

发布时间：2018-04-30 22:32

本文选题：房地产中介合同 + 混合合同　；参考：《西南政法大学》2012年硕士论文

【摘要】：“房地产中介合同”的概念在实践中界定并不清晰，究其主要原因主要是经济学中“中介”概念的引入，有学者直接将“中介”与“居间”等同起来也在一定程度上造成了该概念运用时的混乱。本文第一部分对“房地产中介合同”的概念进行探讨，发现“房地产中介合同”并不能与居间合同或者委托合同等合同法上的有名合同简单对应，如果直接将其纳入无名合同的范围却又不够透彻。笔者通过对与该概念较为相似的居间合同、委托合同性质的对比研究，并对混合合同概念进行研究后发现，“房地产中介合同”种的报告交易机会、提供交易媒介等合同义务是居间合同所具有的因子，而撮合双方交易的同时中介方履行代为办理房地产权过户、水电气过户手续的合同义务又属于委托合同因子。由此，笔者得出“房地产中介合同”应当属于包含居间合同和委托合同因子的混合合同。所谓混合合同（混成契约），指的是包含了一个典型合同的构成因子与其他典型合同的构成因子或不属于任一典型合同的构成因子的合同。本文第二部分进一步对其法律适用问题进行研究。基于“房地产中介合同”的混合合同的特殊性质，其法律适用不能简单直接进行选择，或者简单将居间与委托合同规则机械结合。对于混合合同的法律适用问题上有三种态度，即吸收主义、结合主义、类推适用主义，经过比较研究后，笔者认为确定“房地产中介合同”法律适用应当以不违背当事人订立契约目的为重，选择类推适用居间合同规则和委托合同规则为其法律适用原则较为妥当。并且，笔者在本部分分别对两种因子中的一些具体法律适用进行了列明。针对“房地产中介合同”进行研究的主要目的还是期望能够为“房地产中介合同”法律实践起到一定的借鉴作用。本文第三、第四及第五部分则重点对实践中遇到的部分问题进行了探讨。第三部分对房地产中介人收取报酬的请求权及其抗辩进行研究，本部分以案例讨论的形式分别对委托人“跳单”的行为和房地产中介人的给付义务混合情形下的报酬请求权纠纷两个方面进行论述。对于“跳单”行为，在保护中介公司合法权益的同时，维护买方即消费者的合法权益，即在二者之间寻求一种平衡，对买方的选择权进行一定限制，对买方利用在交易过程中中介公司所提供的房屋信息避开相对方即中介公司直接与卖方签订房屋买卖合同进行限制。针对给付义务混合情形，不能以未完成居间合同义务否定委托合同报酬请求权，反之亦然。第四部分，在实践中典型的三种“吃差价”行为应当如何进行法律规制，三种“吃差价”行为包括：1.直接在合同中约定收取差价或者向房屋买卖合同双方各收取部分差价；2.阻止买卖双方沟通，以高低价差分别与双方谈判，最终将高出部分差价归为中介自己所有；3.直接低价收购信息相对闭塞的卖方房屋，转而高价卖出。笔者分别通过“双方代理”、“居间人如实提供信息义务”以及行政法规监管三个方面对上述三种行为的规制进行论述。第五部分，，由于房地产中介合同中存在委托合同因子，委托合同的法律规则中赋予当事人任意解除权，在房地产中介合同中委托合同因子内的任意解除权的行使应当如何进行限制。 “房地产中介合同”的性质多被认定居间合同，但经过笔者研究认为，此做法虽然简单却不能真正阐释“房地产中介合同”的实质，“房地产中介合同”中的委托合同因子并没有被肯定，这也是诸如房地产中介佣金纠纷、房地产中介行业“吃差价”行为、房地产中介合同解除等纠纷所产生的重要原因，因此，笔者将房地产中介合同定性为混合合同，使居间合同和委托合同的规则均有在房地产中介合同中适用的余地，为解决以上实践中遇到的相关问题提供法学理论支持。
[Abstract]:The definition of "real estate intermediary contract" is not clearly defined in practice. The main reason is the introduction of the concept of "intermediary" in economics. Some scholars directly equate the "intermediary" with "residence" as a result of the confusion in the application of the concept. The first part of this paper is on the "real estate intermediary contract" It is found that the "real estate intermediary contract" can not simply correspond to the famous contract in the contract law such as the residence contract or the entrustment contract. If it is directly included in the scope of the nameless contract, the author makes a comparative study on the nature of the entrustment contract through a contrastive study of the property of the entrustment contract, which is similar to that concept. After the study of the concept of mixed contract, it is found that the reporting opportunities of the "real estate intermediary contract" and the contract obligation of providing the medium of transaction are the factors of the intermediary contract, while the intermediary parties carry out the transfer of the property rights of the real estate, and the contract obligation of the water and electric household procedures belongs to the principal contract factor. Thus, the author concludes that the "real estate intermediary contract" should belong to a mixed contract which includes the intermediary contract and the entrustment contract factor. The so-called mixed contract (mixed contract) refers to a contract containing the constituent factors of a typical contract and the constituent factors of other typical contracts or the constituent factors that do not belong to any typical contract.
The second part of this paper further studies the problem of its legal application. Based on the special nature of the mixed contract of "real estate intermediary contract", the application of the law can not be simply chosen, or simply mechanically combine the residence with the rules of the entrustment contract. There are three kinds of attitude to the application of the law of the mixed contract, namely the absorption of the owner. After a comparative study, the author believes that the application of the law of "real estate intermediary contract" should not violate the purpose of concluding the contract of the parties, and it is more appropriate to choose the application of the intermediate contract rules and the rules of the entrustment contract for its legal application. And the author of this part is two respectively in this part. Some specific legal applications of species factors are listed.
The main purpose of the research on the "real estate intermediary contract" is still expected to play a certain reference for the legal practice of "real estate intermediary contract". The third, fourth and five parts of this paper are focused on some problems encountered in practice.
The third part studies the claim and defense of the real estate agent, and this part discusses the two aspects of the dispute of the compensation claim right under the case of the case discussion, and the act of "jumping single" and the protection of the intermediary public. At the same time, the legal rights and interests of the company are maintained, that is, the legitimate rights and interests of the buyer, that is, to seek a balance between the two parties, to limit the buyer's choice, and to limit the buyer's use of the housing information provided by the intermediary company in the course of the transaction, that is, the intermediary company, directly with the seller, to sign a house sale contract directly. In the case of mixed obligation obligation, the claim for remuneration of the entrusted contract can not be negated by the obligation of the uncompleted intermediary contract, and vice versa.
The fourth part, in the practice of the typical three kinds of "eat differential" behavior should be regulated by the law, the three kinds of "eat difference" behavior includes: 1. directly in the contract to charge a difference price or to the contract of the two parties to collect part of the price difference; 2. stop the buyers and sellers to communicate with the two sides, respectively, to negotiate with both sides, eventually will be high The part of the price difference is owned by the intermediary itself; 3. the seller's house which has direct low price acquisition of information is relatively closed, and the price is sold at a high price. The author expounds the regulation of the above three kinds of behavior through the "two parties", "the broker provides the information obligation as true" as well as the administrative regulation three aspects.
The fifth part, due to the existence of the principal contract factor in the real estate intermediary contract, and the legal rules of the entrustment contract endow the parties with the arbitrarily relieving rights, and how to restrict the exercise of the arbitrarily relieving right within the contract factor of the real estate intermediary.
The nature of the "real estate intermediary contract" is mostly identified as the interbrokerage contract, but through the author's study, it can not really explain the essence of the real estate intermediary contract, and the principal contract factor in the real estate intermediary contract has not been affirmed, which is also such as the real estate intermediary Commission dispute, the real estate intermediary bank. Therefore, the author defines the real estate intermediary contract as a mixed contract, so that the rules of the inter agency contract and the entrustment contract are applicable to the real estate intermediary contract, and provide the legal theory to solve the related problems encountered in the practice. Hold.

【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】：D922.29

【参考文献】