房地产经纪合同性质与法律适用探析

发布时间：2018-01-15 19:25

本文关键词：房地产经纪合同性质与法律适用探析　出处：《西南政法大学》2014年硕士论文　论文类型：学位论文

【摘要】：本文共分为四个部分。第一部分对房地产经纪合同的概念进行了界定和阐释。房地产经纪合同是房地产经纪机构向委托人提供诸如报告订立合同、代办房屋过户、按揭贷款、水电气过户等服务事项之后，向委托人收取酬金的合同。房地产经纪合同是房地产经纪人以委托人的名义处理并协助完成相关事务的劳务合同，是房地产经纪人提供劳务、委托人支付对价的有偿合同，是当事人互享权利、互负义务的双务合同。第二部分是从民事合同法律性质的角度，对房地产经纪合同与居间合同、房地产经纪合同与委托合同进行了辨析。房地产经纪合同是平等主体之间设立、变更、终止与房地产经纪活动相关的民事权利义务关系的合意，其民事合同的性质展露无遗。笔者通过将房地产经纪合同与在其在实践中易被混淆的合同类型进行对比，发现房地产经纪合同在法律性质上与居间合同和委托合同存在着一定的相似性，但并不能被居间合同或者委托合同完全涵盖。通过考察北京、天津、重庆等地的房地产经纪合同示范文本和房地产经纪服务阶段，发现房地产经纪活动同时包含了居间和委托双重法律关系。通过进一步厘清契约联立与混合契约的关系后得出，房地产经纪合同的法律性质为兼有居间合同性质和委托合同性质的混合契约。第三部分则是从法律适用的角度对房地产经纪合同的特殊性进行了阐释。由于房地产经纪合同的法律性质认定混乱，导致其法律适用也存在诸多问题。从具体类型的分类来看，房地产经纪合同属于类型结合合同，因此房地产经纪合同的法律适用规则是，，首先分解混合合同的各个构成部分，分别适用各部分的典型合同的规范确定权利义务关系，其次如果存在争议，则应当依照可以推知的当事人的意思表示调和其歧义。具体来讲，居间合同的法律规则和委托合同的法律规则在房地产经纪合同的法律适用中均有相应的适用余地。第四部分是房地产经纪合同中具体问题的解决。该部分首先对房地产经纪人的报酬请求权进行了阐释，因居间报酬请求权是房地产经纪报酬请求权最重要的组成部分，因此，居间报酬请求权是本部分论述的重点。确定房地产经纪报酬请求权首先应确定委托人与第三人之间的合同是否成立，确定合同是否成立的标准有二：房地产买卖双方当事人的意思表示一致以及房地产经纪人的媒介服务应当对房地产买卖合同的成立有着直接的因果关系。在房地产经纪人积极履行其居间义务并促成房地产买卖合同成立之后，委托人与第三人因为某种事由解除了房地产买卖合同，房地产经纪报酬请求权不因房地产买卖合同的解除或撤销而受到阻碍。同时，该部分还对房地产经纪人“吃差价”的行为进行了分析并提出了民法视角下的规制建议。房地产经纪活动中的第一种“低买高卖型吃差价”和第二种“阻止见面型吃差价”的合同效力应为效力待定。若房地产经纪人做出了双方代理的行为，该行为促成的合同是否有效应由当事人自己决定是否追认其效力。第三种“直接收购型吃差价”行为则因可能涉及欺诈，应通过对欺诈的主观故意的举证责任的倒置来防范该行为的发生。
[Abstract]:This paper is divided into four parts. The first part is the concept of the real estate brokerage contract are defined and explained. The real estate brokerage contract is a real estate brokerage agencies such as the report to the principal agency contract, the housing transfer, mortgage loans, after the transfer of water and electricity services, to the trustee fee contract. The real estate brokerage contract is the name of real estate brokers to the client and assist in the completion of related matters in the labor contract, real estate brokers to provide services, the client to pay the price of the contract is paid, the parties mutually enjoy rights, mutual obligations of the bilateral contract.
The second part is from the legal perspective on the nature of civil contract, real estate brokerage contract with the intermediary contract, analyzed the real estate brokerage contract and the principal contract. Real estate brokerage contract is to establish equality between the main, change, termination by agreement associated with the real estate brokerage activities, civil rights and obligations, the nature of civil contract spirit nothing left. The real estate brokerage contract with the confused in the practice of contract types were compared, found that real estate brokerage contracts in the legal nature of contract and contract and there is a certain similarity, but not by the intermediary contract or entrust contract. Through the investigation of Beijing fully covered. Tianjin, Chongqing and other places of the real estate brokerage contract demonstration text and real estate brokerage services, found that real estate brokerage activities also include intermediary and entrust double legal relations. By further clarifying the relationship between contract contract and mixed contract, it is concluded that the legal nature of real estate brokerage contract is a mixed contract with the nature of intermediate contract and the nature of entrustment contract.
The third part is the interpretation of the particularity of the real estate brokerage contract from the perspective of the applicable law. The legal nature of the real estate brokerage contract that lead to the application of the law of confusion, there are also many problems. From the view of classification of specific types of real estate brokerage contract belongs to the type of binding contract, so the real estate brokerage contract. The applicable law is that each part of the first decomposition of mixed contract, determine the relationship between rights and obligations respectively for each part of the typical contract specification, then if there is a dispute, it should be in accordance with can be inferred if it means that the balance of the ambiguity. Specifically, the intermediary contract of legal rules and legal rules in the contract are the applicable law of real estate brokerage contract in the applicable scope.
The fourth part is to solve the specific problems of real estate brokerage contract. This part first explains the real estate agent's reward request right, because of paying compensation claim is the real estate brokerage reward request right of the most important part, therefore, the intermediary claim for compensation is the focus of discussion in this section. To determine the real estate brokerage remuneration right of claim should first determine whether between the client and the third party contract, the contract is established to determine the standard two: the real estate of the parties and the meaning expressed in the consistent media real estate broker service should be established on the real estate sale contract has a direct causal relationship. In the real estate brokers actively fulfill its the intermediary obligations and contributed to the real estate sales contract after the establishment of the principal and the third person because of certain reasons the lifting of the contract for the sale of real estate, real estate brokerage Report Reward request right not because of the real estate sale contract rescission or cancellation has been hampered. At the same time, the part of the real estate brokers "eat post" behavior and analyzed from the perspective of civil law regulation. Real estate brokerage activities in the first "buy low potency difference" and second "stop to eat the difference" to meet type contract shall be determined as invalid and sell high type. If the real estate broker made both agent behavior, the behavior of the contract whether the effect contributed by the parties themselves to decide whether to ratify its effect. Third kinds of "direct purchase type behavior is due to the difference" may involve fraud, should be inverted by fraud in the subjective burden of proof to prevent the intentional behavior.

【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.23;D923.6

【参考文献】