合作开发房地产中的法律问题研究

发布时间：2018-04-26 17:03

本文选题：合作开发房地产 + 合同效力　；参考：《湘潭大学》2014年硕士论文

【摘要】：房地产合作开发这个概念并非是一个崭新出现在当今社会的名词，它是从很早以前的合作建房一步一步演变过来的，随着社会经济的飞速发展，人民生活需求的日益扩大，房地产市场的多样化进步，这二者之间的概念慢慢分裂开成为两个完全不同的独立概念，合作开发房地产作为一种新型的开发模式已然独立于合作建房这个范畴。在我国法律中已经对于这种新型的房地产开发模式予以了认可，例如《城市房地产管理法》，但是关于合作开发的相关法律体系却没有同步跟上，，对应法律体系的不完善也是直接导致在现实社会中关于房地产合作开发出现各种问题的最主要原因。根据各级人民法院关于合作开发房地产案件的实践审判情况来看，其过程中间涉及的法律问题面十分广，但是始终出现的核心问题还是有规律可循的，合作开发房地产通过合同行为来达到法律效果和预期利益。通过对案例的总结我们可以发现合作开发房地产的纠纷离不开土地使用权的出资和合同的效力问题。之所以出现这些问题是因为现行法律制度规定的不完善，房地产开发市场多样性复杂性也导致很多问题没有单一明确的解决办法。基于集体土地使用权与划拨土地使用权的限制，房地产市场实践当中还是有大量的合作开发涉及到这两种土地使用权的出资，目前政策中虽然有相关的补正程序，但其主要目的是为了保证合同合法目的的顺利实现，出于对房地产合作开发涉及利益重大性的考虑，但还是没有考虑到法律漏洞给不法分子提供的可趁之机，正是由于补正条款的存在，很多人通过不正当竞争获取土地使用权，然后再通过补正条款使自己的行为合法化，所以要避免这种不良情形的发生，应当加强房地产合作开发的预审机制，只有确定了前期合同目的的合法性，才能发挥补正条款的意义。而针对合同行为导致的合同效力问题，也只能通过规范合作开发双方的开发经营行为，保证出资的合法有效，以及确定终局利益分配制度会最大程度避免在合作开发中出现利润的提前分配导致的后期开发无法顺利进行。总而言之，想要解决合作开发房地产的主要法律问题还是要从加强前期的准入制度以及规范房地产合作开发行为着手，这样才能从根本上保障合作开发房地产目的的实现。
[Abstract]:The concept of cooperative development of real estate is not a brand new term appearing in today's society. It has evolved from the cooperative housing construction a long time ago. With the rapid development of social economy, the living needs of the people are expanding day by day. The development of the real estate market, the concept between the two gradually split into two completely different independent concepts, cooperative development of real estate as a new type of development model has been independent of the category of cooperative housing construction. This new model of real estate development has been recognized in our country's laws, such as the Urban Real Estate Management Law, but the relevant legal systems on cooperative development have not kept pace with each other. The imperfection of corresponding legal system is also the main reason that leads to all kinds of problems about the real estate cooperation development in the real society. According to the practice and trial of people's courts at all levels concerning the cooperative development of real estate cases, the legal issues involved in the process are very wide, but the core issues that have always appeared are still regular. Cooperative development of real estate through contractual acts to achieve legal effects and expected benefits. Through summing up the case, we can find that the dispute of cooperative development of real estate can not be separated from the investment of land use right and the validity of contract. The reason for these problems is that the current legal system is not perfect, the complexity of real estate development market diversity also leads to many problems do not have a single clear solution. Based on the limitation of collective land use right and allocated land use right, there is still a large amount of cooperative development involving the capital contribution of these two kinds of land use right in the practice of real estate market. Although there are relevant correction procedures in the current policy, But its main purpose is to ensure the smooth realization of the legitimate purpose of the contract, out of consideration of the importance of the interests involved in the cooperative development of real estate, but it still does not take into account the opportunity provided by the loopholes in the law to the lawbreakers. It is precisely because of the existence of the correction clause that many people obtain the right to use the land through unfair competition, and then legitimize their actions through the correction clause. Therefore, we should avoid this kind of undesirable situation. We should strengthen the prehearing mechanism of real estate cooperative development. Only by confirming the legality of the purpose of the previous contract can the significance of the correction clause be brought into play. In order to solve the problem of contract effectiveness caused by contractual acts, we can only ensure the legal and effective contribution by standardizing the development and operation behavior of both sides of the cooperative development. And to determine the final benefit distribution system will avoid the profit distribution in the cooperative development to the greatest extent, which will lead to the late development can not be carried out smoothly. In a word, if we want to solve the main legal problems of cooperative development of real estate, we should strengthen the early entry system and standardize the behavior of cooperative development of real estate, so as to guarantee the realization of the goal of cooperative development of real estate fundamentally.
【学位授予单位】：湘潭大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：D923;D922.29

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