商品房认购协议若干法律问题探讨
发布时间：2019-01-03 21:20
【摘要】：衣食住行是百姓最基本的生活需要，改革开放以来，我国综合实力持续增强，人们生活水平节节上升，我国房地产市场日益繁荣，商品房的销售交易量非常惊人。然而，观察实际交易，，在房屋的销售中，买卖双方并不是直接立即签订商品房买卖合同，而是首先签订其预约合同，即商品房认购协议。伴随商品房的大量销售，商品房认购协议也被频繁使用，于是与商品房认购协议相关的购房纠纷、矛盾也日益增多。而我国的《民法通则》、《合同法》等并没有对此作出具体规定。《最高人民法院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》针对商品房认购协议问题作出了定金罚则的规定。但该规定面对实践中复杂的商品房认购协议纠纷显得过于原则化，适用时缺乏可操作性。本文从预约合同的基础理论出发，研究我国的商品房认购协议存在的问题，并借鉴国内外相关经验，提出了建设性的意见。 本文共分为4个部分。 第一部分首先引出了商品房认购协议的相关理论问题，提出了商品房认购协议的概念是商品房买卖当事人在签订正式的商品房买卖合同之前所形成的具有法律效力的协议，介绍了商品房认购协议的特征，着重论证了商品房认购协议的法律性质是预约。 第二部分先介绍了我国商品房认购协议的立法实践现状，具体分析了我国立法实践中商品房认购协议存在的问题，如缺乏明确的法律依据，没有明确商品房认购协议的生效要件，商品房认购协议的定金责任的适用认识不同，对商品房认购协议是否可以适用强制履行存在争议，对违反商品房认购协议的违约赔偿范围确定不同等问题。 第三部分考虑到商品房认购协议的实质是预约合同，应当分析借鉴国外关于预约合同的立法理论。因此这一章主要先介绍了大陆法系、英美法系的预约合同的立法现状，并结合我国商品房认购协议制度的不足，总结出了借鉴的意义。 第四部分探讨了针对我国的商品房认购协议立法和实践中存在的具体问题，在分析借鉴国外预约合同的立法现状的基础上，一一对应提出了具体的完善建议。
[Abstract]:Food, clothing, housing and transportation are the most basic living needs of the people. Since the reform and opening up, the comprehensive strength of our country has been continuously strengthened, the living standard of people has been rising, the real estate market of our country is booming day by day, and the sales volume of commercial housing is very amazing. However, observing the actual transaction, in the sale of the house, the buyer and seller do not sign the commercial house sale contract directly, but sign their reservation contract first, that is, the commercial house subscription agreement. With a large number of sales of commercial housing, commercial housing subscription agreement is also frequently used, so the purchase of housing disputes related to the agreement on the purchase of commercial housing, contradictions are also increasing day by day. And the "General principles of Civil Law" in China, The Supreme people's Court's explanation of some legal issues applicable to the trial of disputes over the sale and purchase of commercial housing has made a stipulation on the fixed penalty for the subscription agreement of commercial housing. However, the regulation is too principled and lacks maneuverability when it is applied in the face of complicated commercial house subscription agreement disputes in practice. Based on the basic theory of reservation contract, this paper studies the problems existing in the subscription agreement of commercial housing in our country, and draws lessons from the relevant experience at home and abroad, and puts forward some constructive suggestions. This paper is divided into four parts. The first part first leads to the relevant theoretical issues of the commercial housing subscription agreement, and puts forward that the concept of the commercial housing subscription agreement is a legally effective agreement formed by the commercial housing buyers and sellers before the signing of the formal contract for the sale of commercial housing. This paper introduces the characteristics of the commercial housing subscription agreement, and emphatically demonstrates that the legal nature of the commercial house subscription agreement is reservation. The second part first introduces the current situation of the legislation practice of the commercial house subscription agreement in our country, and analyzes the problems existing in the commercial house subscription agreement in our country, such as lack of clear legal basis. There is no clear requirements for the validity of the commercial housing subscription agreement, and the application of the deposit liability of the commercial housing subscription agreement is different. There is a dispute as to whether the commercial housing subscription agreement can be applied to the compulsory performance. The scope of compensation for breach of commercial housing subscription agreement to determine different issues. In the third part, considering that the essence of the subscription agreement of commercial housing is the reservation contract, we should analyze and learn from the legislative theory of the reservation contract in foreign countries. Therefore, this chapter mainly introduces the legislation status of civil law system and Anglo-American law system, and summarizes the significance of reference in combination with the deficiency of China's commercial house subscription agreement system. The fourth part discusses the specific problems existing in the legislation and practice of the commercial house subscription agreement in our country. On the basis of analyzing the current situation of the legislation of foreign booking contract, the author puts forward some specific suggestions for perfection.
【学位授予单位】：广东商学院
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6
本文编号：2399886
[Abstract]:Food, clothing, housing and transportation are the most basic living needs of the people. Since the reform and opening up, the comprehensive strength of our country has been continuously strengthened, the living standard of people has been rising, the real estate market of our country is booming day by day, and the sales volume of commercial housing is very amazing. However, observing the actual transaction, in the sale of the house, the buyer and seller do not sign the commercial house sale contract directly, but sign their reservation contract first, that is, the commercial house subscription agreement. With a large number of sales of commercial housing, commercial housing subscription agreement is also frequently used, so the purchase of housing disputes related to the agreement on the purchase of commercial housing, contradictions are also increasing day by day. And the "General principles of Civil Law" in China, The Supreme people's Court's explanation of some legal issues applicable to the trial of disputes over the sale and purchase of commercial housing has made a stipulation on the fixed penalty for the subscription agreement of commercial housing. However, the regulation is too principled and lacks maneuverability when it is applied in the face of complicated commercial house subscription agreement disputes in practice. Based on the basic theory of reservation contract, this paper studies the problems existing in the subscription agreement of commercial housing in our country, and draws lessons from the relevant experience at home and abroad, and puts forward some constructive suggestions. This paper is divided into four parts. The first part first leads to the relevant theoretical issues of the commercial housing subscription agreement, and puts forward that the concept of the commercial housing subscription agreement is a legally effective agreement formed by the commercial housing buyers and sellers before the signing of the formal contract for the sale of commercial housing. This paper introduces the characteristics of the commercial housing subscription agreement, and emphatically demonstrates that the legal nature of the commercial house subscription agreement is reservation. The second part first introduces the current situation of the legislation practice of the commercial house subscription agreement in our country, and analyzes the problems existing in the commercial house subscription agreement in our country, such as lack of clear legal basis. There is no clear requirements for the validity of the commercial housing subscription agreement, and the application of the deposit liability of the commercial housing subscription agreement is different. There is a dispute as to whether the commercial housing subscription agreement can be applied to the compulsory performance. The scope of compensation for breach of commercial housing subscription agreement to determine different issues. In the third part, considering that the essence of the subscription agreement of commercial housing is the reservation contract, we should analyze and learn from the legislative theory of the reservation contract in foreign countries. Therefore, this chapter mainly introduces the legislation status of civil law system and Anglo-American law system, and summarizes the significance of reference in combination with the deficiency of China's commercial house subscription agreement system. The fourth part discusses the specific problems existing in the legislation and practice of the commercial house subscription agreement in our country. On the basis of analyzing the current situation of the legislation of foreign booking contract, the author puts forward some specific suggestions for perfection.
【学位授予单位】：广东商学院
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6
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