预售商品房再转让法律研究

【作者】 吴冬梅；

【导师】 孙晓屏；

【作者基本信息】 复旦大学 ， 法律， 2011， 硕士

【摘要】 预售商品房再转让又称“期房转让”,是指预售人与预购人在签订预售合同后,预购人将正在建设中的且尚未竣工的预售商品房转让给他人的行为。近年来,由于我国商品房价格持续上涨,且从商品房预售到交房存在较长的时间空档,预售商品房再转让己成为我国房地产市场健康发展不可回避的重大现实问题。为此,本论文梳理了预售商品房再转让的相关法律、法规,分析预售商品房转让法律体系的基本状况和历史演变,结合预售商品房再转让的若干司法案例,研究预售商品房转让法律体系的正当性和有效性,为规范预售商品房再转让的市场行为提供立法建议。具体来看,本论文共分五章。第一章,结合我国《商品房销售管理办法》和香港房地产市场约定成俗的做法,对预售商品房再转让进行了概念界定；同时,在考察2004年前中国预售商品房再转让制度的基础上,着重比较介绍了2004年后中国预售商品房再转让的制度体系。第二章,总结和梳理了我国各级政府和房地产管理部门制定的预售商品房再转让的相关法律、法规,着重列举了《城市房地产管理法》、《合同法》、七部委联合发布的《关于做好稳定住房价格工作的意见》、最高法院对预售商品房再转让的司法解释,着重比较了上海、北京、安徽、南京、西安、宁波、无锡等地对预售商品房再转让的规定。第三章,对预售商品房再转让作了法理分析,分别研究了预售商品房再转让的性质、预售商品房再转让的法律体系、建立预售商品房再转让制度的正当性、预售商品房再转让的法律要件等若干问题。第四章,结合我国预售商品房再转让中的若干司法案例,研究了预售商品房再转让现行法律体系下,各市场行为主体为获取利润而逃避预售商品房再转让的法律监管问题,研究了部分房产中介公司私下违规操作期房转让等现实问题。第五章,为保证预售商品房再转让相关法律体系的一致性和有效性,根据预售商品房再转让的法理分析和案例研究的结论,提出了完善我国预售商品房再转让法律体系的相关建议。更多还原

【Abstract】 Transfer of the advance-sale commercial housing, popularly named as ’unfinished building scalping’, means that the pre-purchaser may transfer the relevant rights and obligations of the contract to other person after the pre-sale person and the pre-purchaser signed the contract of the advance-sale commercial housing transfer. In recent years, because Chinese real estate market has been developing rapidly and there is long time from the advance-sale of commercial housing to completion date, transfer of the advance-sale commercial housing has been an unavoidable and important problem in Chinese real estate market.Therefore, this paper sorts through the law and regulations about transfer of the advance-sale commercial housing in china, analyzes the basic status and historical development of the law and regulations about transfer of the advance-sale commercial housing, and studies the consistency and effectiveness of current legal system of transfer of the advance-sale commercial housing with some judicial cases of transfer of the advance-sale commercial housing. This paper will give some proposed piece of legislation for regulating the transfer of the advance-sale commercial housing. This paper has five chapters.In chapter one, this paper defines the concept of transfer of the advance-sale commercial housing on the basis of referring to Chinese Management Measures About Sales Of Commercial Property and the conventional approach in Hong Kong. Then this paper mainly introduces the law and regulations about transfer of the advance-sale commercial housing after 2004 on introduction to the law and regulations about transfer before 2004.In chapter two, this paper sorts through the law and regulations about transfer of the advance-sale commercial housing from governments at all levels and the administration department of real estate including of The Urban Real Estate Administration, Contract Law, the Advice for Housing Prices Stable Work Preparation from seven ministries and commissions, and judicial interpretation from the highest court. This paper compares the regulations of transfer of the advance-sale commercial housing in Shanghai, Beijing, Anhui, Nanjing, Xian, Ningbo, Wuxi.In chapter three, this paper analysis some legal issues, for example, the legal nature of transfer of the advance-sale commercial housing, the current legal system of transfer of the advance-sale commercial housing, the reason of building the legal system of transfer of the advance-sale commercial housing, and the conditions of transfer the advance-sale commercial housing;In chapter four, this paper studies the problem of individual’s escaping justice for transfer of the advance-sale commercial housing with some judicial cases of transfer of the advance-sale commercial housing, and this paper studies the practical question of resale of forward delivery housing operated out of line by some estate agents.In chapter five, in order to maintain the consistency and effectiveness of current legal system of transfer of the advance-sale commercial housing, this paper offers some legislative proposals to consummate the law and regulations about transfer of the advance-sale commercial housing in china according to legal principle analysis and case studies about transfer of the advance-sale commercial housing.更多还原