购房指标转让协议效力之分析

发布时间：2018-04-14 08:18

本文选题：指标 + 购房指标　；参考：《西南政法大学》2015年硕士论文

【摘要】：购房指标是一种民事权利,即指标权利人对未来获得指标房屋所有权的一种期待,因其具有独特的经济价值而成为民法上的期待权。期待权可转让的本质属性使得指标权利人可以通过转让指标来获得预期的经济利益,因而产生了购房指标转让协议。实务上对购房指标转让协议的效力研究多种多样,有效说和无效说的支持者众说纷纭。所以本文从理论和实践两方面,针对此购房指标转让协议之效力提出自己之见解。第一部分主要内容是对购房指标性质之界定。首先通过社会学之界定得出,购房指标就是房产管理部门或者集资单位事先确定好的一种指数或者标准;其次,从法学层面分析认为购房指标符合主体之意志、行为之利益以及法律之保护与认可这三种权利之构成要件;再次,购房指标属于一种资格,指标权利人有资格享有对指标房所有权的期待;最后从期待权与物权、期待权与债权之关系来证明购房指标之本质-债权性期待权。第二部分主要内容是对购房指标转让协议性质之界定。首先,从合同成立之角度分析,购房指标转让协议符合合同之成立要件,并且由于该协议的标的-购房指标作为一种债权性期待权能被转让,得出其是一种狭义合同即债权合同;其次,基于预售商品房之再转让行为属于房屋买卖合同之事实,推出购房指标转让协议也属于房屋买卖合同之范畴;接着,通过分析三种理论界有关购房指标转让协议效力的观点,并且借鉴法国合同法和日本债法之相关内得以容推出,该协议仅是一种指标权利人与受让人签订的转让购房指标权利的双务合同。第三部分主要内容是对购房指标转让协议效力之界定。本文首先将该指标转让协议分为商品房购房指标转让协议和集资房购房指标转让协议这两类。在分析这两种指标转让协议时,首先从法理学、合同法、和物权法这几方面分析,得出指标转让协议有效性具有理论上的依据,接着从实践方面阐述这两种购房指标转让协议产生之原因以及探讨相关案例之处理方式,以期为这两种转让协议之效力提供实践支撑。第四部分主要内容是构建购房指标转让协议之风险防范机制。首先从坚持一定的指导原则即平等正义原则、鼓励交易和诚实信用这三种原则着手;其次,从宏观和微观这两个层面来探讨针对购房指标转让合同的立法保障;最后,从加强司法引导职能和提高买卖双方风险意识之角度来完成对该种协议风险防范机制之建构。
[Abstract]:The index of buying a house is a kind of civil right, that is, the owner of index right expects to obtain the ownership of the target house in the future, because of its unique economic value, it becomes the expectation right in civil law.The essential attribute of the transferability of the expected right makes the target holder obtain the expected economic benefits through the transfer of the index, and thus produces the agreement on the transfer of the target of the purchase of a house.In practice, there are many kinds of researches on the validity of the target transfer agreement, and there are different opinions among the supporters of the effective theory and the invalid theory.Therefore, this paper from the theoretical and practical aspects, the effectiveness of this target transfer agreement to put forward their own views.The first part of the main content is the definition of the nature of the purchase index.First of all, through the definition of sociology, it is concluded that the housing purchase index is a kind of index or standard determined in advance by the real estate management department or the financing unit; secondly, the author thinks that the purchase index accords with the will of the main body from the legal level.The interests of the act and the protection and recognition of the law constitute the elements of these three rights; thirdly, the index of buying a house belongs to a kind of qualification, and the owner of the index has the right to enjoy the expectation of the ownership of the target house; finally, from the perspective of the right of expectation and the right of real right,The relationship between expectation right and creditor's right to prove the essence of house purchase index-creditor's right of expectation.The second part is the definition of the property of the target transfer agreement.First of all, from the point of view of contract formation, the agreement of index transfer of house purchase accords with the requirements of contract, and because the target of the agreement, the index of purchase of house, is transferred as a kind of creditor's rights and expectation.It is a narrow contract that is creditor's rights contract. Secondly, based on the fact that the retransfer behavior of pre-sale commercial housing belongs to the housing sale contract, the introduction of the sale index transfer agreement also belongs to the scope of the housing purchase contract.By analyzing the views of three theoretical circles on the validity of the agreement on the transfer of house purchase indicators, and drawing lessons from the relevant internal aspects of French contract law and Japanese debt law,The agreement is only a double contract between the owner and the transferee to transfer the right to purchase a house.The third part is the definition of the validity of the transfer agreement.In this paper, the index transfer agreement is divided into two types: commercial house purchase index transfer agreement and financing house purchase index transfer agreement.In the analysis of these two index transfer agreements, firstly, from the aspects of jurisprudence, contract law and property law, it is concluded that the validity of the index transfer agreement has a theoretical basis.Then from the aspect of practice, this paper expounds the causes of these two kinds of target transfer agreements and discusses the ways of dealing with relevant cases, in order to provide practical support for the effectiveness of these two kinds of transfer agreements.The fourth part is to construct the risk prevention mechanism of the target transfer agreement.First of all, from the adherence to certain guiding principles, that is, the principle of equality and justice, encouraging transactions and good faith, the three principles; secondly, from the macro and micro levels to explore the legal protection of the transfer contract for the target purchase; finally,From the angle of strengthening the function of judicial guidance and raising the risk consciousness of the buyers and sellers, the construction of the risk prevention mechanism of the agreement is completed.
【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2015
【分类号】：D923.6

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