二手房买卖合同中居间商民事法律责任分析

发布时间：2018-03-29 04:04

本文选题：居间商　切入点：损害赔偿　出处：《西南政法大学》2013年硕士论文

【摘要】：随着二手房买卖程序越来越复杂化、专业化、网络化，推动着房屋中介市场的不断壮大。越来越多的房屋买卖通过中介公司来完成。但是由于现行法律对中介公司的规范十分缺少，以及相关的关于居间的法律规定也十分笼统。关于居间合同的规定也就只有《合同法》中的四条。也即是《合同法》从第四百二十四条到第四百二十七条这四条。所以关于对房地产中介市场的规制就十分的不健全，但是在房屋买卖中特别是二手房买卖中又离不开中介公司的介入。特别像北京这样的一线城市，中介公司介入二手房买卖已经达到了80%。这样的一个市场导致很多人痛恨中介公司是“黑公司”，所以很多时候在法院的诉讼中，法官也会有这样的感情倾向，这样难免会导致判案时过多的加入法官的个人感情因素，而不能达到法律的公平和公正。由于关于居间商民事责任规定的缺乏，导致在司法审判中，出现很多无法可依，甚至法官造法的现象发生。笔者在这里通过分析一个典型的司法个案的方式，对我国现存的由于法律规定的缺少所导致的司法不公现象进行研究和思考。以期能够对我国关于居间商民事责任的分配方面在立法和司法审判中提供有益的参考。第一部分主要是对司法个案的引入，主要介绍司法审判中，对居间商民事责任的认定与评判。在司法审判中，法官根据过错责任的大小来认定责任的承担。第二部分是对案例争议焦点的总结。第三部分为本篇文章的重要部分，首先是从合同相对性原则方面对司法个案进行评判，得出在居间房屋买卖合同无效后缔约过失责任的承担，只能在缔约人之间承担。而不能扩大到买卖合同之外的居间商。其次是从居间商的如实报告义务对司法个案进行分析，得出从立法的现行规定，以及居间法律制度的不完善，对居间商如实报告义务和调查义务的全面要求过于苛刻。其三是从出卖人的权利瑕疵担保义务对居间商的民事责任的影响方面进行分析。出卖人是标的物权利瑕疵担保义务的主要承担者，，而居间商只能是根据出卖人所提交的材料进行审查和提示义务，如果出卖人有故意隐瞒的倾向，作为居间商是很难得知的。其四是从居间商关于权利瑕疵担保义务的免责条款上进行分析，根据意思自治原则，居间商在合同中有免责条款的，在司法判案中，应该遵守当事人的约定，体现私法的自治性。第四部分，通过分析个案，提出对我国居间商民事责任的相关思考及完善建议。立法建议主要是要建立完善的信息告知制度和居间商有条件的调查义务。
[Abstract]:As the procedures for buying and selling second-hand houses become more and more complicated, specialized and networked, The housing intermediary market is growing rapidly. More and more houses are bought and sold through intermediary companies. However, due to the lack of regulations on intermediary companies in the current law, And the relevant legal provisions on intermediation are very general. The provisions on intermediation contract are only four articles in the contract law. That is, the four articles of the contract law from article 424 to article 427. So the regulation of the real estate intermediary market is very imperfect, However, in housing sales, especially in second-hand housing transactions, the intervention of intermediary companies is indispensable. Especially in first-tier cities such as Beijing, The involvement of intermediary companies in the sale of second-hand houses has reached 80%. This kind of market has led many people to hate the fact that intermediary companies are "black companies," so many times in court proceedings, judges will also have such an emotional tendency. This will inevitably lead to too many personal emotional factors of joining the judges in the adjudication of the case, without achieving the fairness and fairness of the law. Because of the lack of provisions on the civil liability of intermediaries, there will be a lot of problems in the judicial trial. Even the phenomenon of judges making laws occurs. By analyzing a typical judicial case here, This paper studies and ponders the phenomenon of judicial injustice caused by the lack of legal provisions in our country in order to provide a useful reference for the distribution of civil liability of intermediaries in our country in legislation and judicial trial. The first part is the introduction of judicial cases, mainly introduces the identification and evaluation of the civil liability of intermediaries in judicial trials. The second part is the summary of the focus of the case dispute. The third part is the important part of this article, the first part is to judge the judicial cases from the principle of relativity of contract. It comes to the conclusion that the liability for contracting negligence can only be borne between the contracting parties after the contract of sale and purchase of intermediate houses is invalid, and it cannot be extended to the intermediary outside the contract of sale. Secondly, the judicial case is analyzed from the truthful reporting obligation of the intermediary. From the current provisions of the legislation, as well as from the imperfections of the intermediary legal system, The overall requirement on the truthful reporting obligation and investigation obligation of the intermediary is too harsh. Thirdly, it analyzes the impact of the seller's rights and defects on the civil liability of the broker. The seller is the subject matter right. The principal bearer of the obligation of surety, The intermediary can only review and suggest the materials submitted by the seller, and if the seller has a tendency to deliberately conceal, As an intermediary, it is difficult to know. Fourth, it is analyzed from the exemption clause of the intermediary on the obligation to guarantee the defect of the right. According to the principle of autonomy of will, if the intermediary has an exemption clause in the contract, it will be in the judicial judgment. Should abide by the agreement of the parties, reflect the autonomy of private law. Part IV, through the analysis of individual cases, This paper puts forward some thoughts and suggestions on the civil liability of intermediary merchants in China. The legislative suggestion is mainly to establish a perfect information informing system and a conditional investigation obligation of intermediary merchants.
【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6

【参考文献】