预售商品房转让法律制度研究

【作者】 李小东；

【导师】 刘俊；

【作者基本信息】 西南政法大学 ， 民商法学， 2007， 硕士

【摘要】 预售商品房转让，俗称“炒楼花”，指的是预购人将以预售方式购买的房屋转让给他人的行为，通常包括两种情况：一是购房人在尚未办理登记取得土地及房屋产权之前的转让；二是虽经登记并取得了房地产权证书，但以按揭方式购买且按揭期限未满的商品房再转让的行为。近年来，我国房地产市场蓬勃发展，呈现一片欣欣向荣的景象，商品房预售已成为我国重要的房屋销售方式。由于商品房价格持续升温，预售商品房的转让也十分活跃，有学者认为预售商品房转让是房价不断上涨之根源，建议限制或禁止其自由流转。我国并无预售商品房转让的直接法律依据，实践中各个地方理解迥异，做法也大相径庭。理论研究的欠缺导致本无任何制度障碍的预售商品房转让在实务中却困难重重，不能正常流转，实现其应有价值。鉴于此，本文对预售商品房转让法律制度作了全面的梳理与分析，除引言和结语外，论文主要从以下五个方面来阐释。第一部分讨论商品房预售制度。预售商品房转让以预售制度的存在为前提，故本文首先分析预售制度。商品房预售肇始于我国香港，其最大的特点在于买卖时房屋尚未建成，但本质上仍是不动产买卖。预售现已成为我国新建商品房的主要销售形式，为房地产市场的繁荣立下了汗马功劳，然实务中衍生了很多问题，取消之声不绝于耳。对商品房预售制度，学者主要有三种意见：赞同论；完善论；反对论。笔者以大量的事实为依据，认为我国目前尚不具备取消该制度的环境，倾向于在现有制度的基础上，加强监管，进一步完善商品房预售制度。第二部分对预售商品房转让进行了全面的分析与检讨。本部分首先对预售商品房转让之正当性作了分析，我国目前的高房价有很多因素，但从某种意义上说，是政府房地产政策的失误，或者说是方向性偏差所致。政府的主要注意力应当是保障普通劳动者和低收入者的住房，实现“倨者有其屋”的梦想，而非使大多数国民通过市场方式获得住房。政府应重视市场规律，不对预售商品房转让限制过多，但应分清投资性预售房转让与自主性预售房转让，对前者应当限制或是禁止，而对后者则没有限制或禁止的必要。其次，在分析预售商品房转让正当性之基础上，全面梳理和检讨了我国有关预售商品房转让的法律法规，主要有允许和禁止两种立法例，并多是部门规章或地方性法规，这样的立法现状不利于树立法律的统一性、权威性和严肃性，也不利于市场的健康发展，且有损当事人的权益。第三，预售商品房转让合同的法律性质主要有房屋期权买卖、物权转让和债权转让三种学说，债权转让说得到多数学者的赞同，笔者亦持此种意见。最后，预售商品房转让的条件和程序有：存在合法有效的商品房预售关系；转让合同不违反法律法规的有关规定；转让的标的物必须是以预售方式购买的商品房；转让方与受让方之间的协议意思表示真实，不存在欺诈、胁迫、重大误解等内容；转让应当签订转让合同，采取书面形式，并需要在房地产管理机构登记备案；当事人到税务机关缴纳转让行为所涉及的契税，以履行公民个人义务。第三部分介绍了按揭房转让的诸多情况。按揭是随商品房预售制度的引进而进入我们视野的，我国大陆按揭具有与香港地区按揭不同的法律属性，即按揭是抵押。按揭法律关系十分复杂，涉及众多当事人，其中预购人与开发商的买卖关系和预购人与银行的抵押借贷关系是最基本的两种关系。按揭房转让占预售商品房转让之主要部分，明确各方当事人的责任对按揭房的顺利转让具有重要意义。本文不惜笔墨，对按揭房转让过程中之预购人、开发商、银行和买受人的义务作了全面的分析，以期能促进按揭房的流转。第四部分探讨了预售商品房转让登记备案及相关制度。我国现行法律规定，预售商品房转让须进行登记备案，然此种登记并不是传统意义上的物权登记，不具有物权效力，仅是行政机关为加强管理而采取的行政措施。登记备案制度之缺陷促使我们要建立预告登记制度，赋予预购人的债权具有物权效力，以使预购人、受让人的权益得到更好的保护。第五部分主要说明我国对预售商品房转让的立法选择。预售商品房转让有着夯实的现实基础、积极的社会意义和充分的法理依据，政府应当立法予以规制，而不是一律限制或是禁止，笔者认为，应当从以下四个方面来完善预售商品房转让法律制度：统一立法，明确预售商品房可以转让；建立不动产预告登记制度；建立统一的房地产交易市场体系；明确预售商品房转让的条件和程序。更多还原

【Abstract】 Transfer of the advance-sale commercial housing, popularly named as "unfinished building scalping", refers to the pre-purchaser transfers the housing which he buys by advance sale to others. This action usually includes two circumstances: one is the purchaser transfer the housing before he acquires the title of the land and housing by registration; the other is the purchaser transfers the housing which he purchases on mortgage that has not expired, even though has registered the housing and acquired the muniments of title of the real estate.In recent years, China’s market of real estate has been developing rapidly with the advance sale of housing being the important means of selling the housing. The transfer of the advance-sale housing has become very brisk due to the continuous climbing up of the housing price. Holding that the transfer of the advance-sale housing is the origin of the continuous climbing up of the housing price, some scholars suggest that the free circulation be limited or forbidden. In practice, each area takes its own understanding of and action to the transfer of advance-sale housing, for there is no direct legal basis for the phenomenon. The lack of theoretical research results in the no-system-protecting transfer of the advance sale of housing confronts difficulties in practice that the housing can not be circulated normally to achieve its value. Therefore, this thesis makes a comprehensive carding and analysis to the transfer of advance-sale housing. Besides the introduction and conclusion, this thesis discusses the topic in five parts.The first part discusses the system of the advance sale of the commercial housing. The transfer of the advance-sale commercial housing presupposes the system of advance sale, thus, this thesis firstly analyzes the system of advance sale. Initiated in Hong Kong, the advance sale of housing owns the most distinguishing characteristic that the housing has not been built up at the time of transaction, but the essence of which is still the purchasing contract of real estate. In practice, the advance sale has created numerous .problems. Therefore, there are many people demanding the advance sale to be abolished. This thesis holds that there is no circumstance to abolish the system at present in China, and that the system, without abolishing, shall be further supervised and perfected.The second part analyzes and inspects in all aspects the transfer of advance-sale housing. This part firstly analyzes the appropriateness of the transfer of the advance-sale housing. Secondly, after analyzing the appropriateness of the transfer of the advance-sale housing, this paper comprehensively card and inspect China’s laws and regulations concerning with the transfer of the advance-sale commercial housing. Thirdly, there are option dealing theory, property theory, and credit theory on the legal attributes of the transfer of the advance-sale housing. The assignment of credit theory is supported by most of the scholars, as well as the writer. Finally, analyze the conditions and procedures of the transfer of the advance-sale commercial housing.The third part introduces the numerous situations in the transfer of mortgaging housing. The mortgage which means hypothecation in China’s mainland has distinguishing attributes with the mortgage in Hong Kong. Involving many parties, the legal nexuses of mortgage are very complicated, of which the transacting nexus between the pre-purchaser and developer and the mortgaging nexus between the pre-purchaser and the bank are the two basic nexuses. To define the obligation of each party is favorable to the smooth transfer of the mortgaging housing. The writer makes great efforts to comprehensively analyze the obligations of the pre-purchaser, developer, bank, and transferee in the process of the transfer of the mortgaging housing in order to promote the transfer.The fourth part discusses the registration for records and relative systems of the transfer of the advance-sale housing. China’s current laws provide that the transfer of the advance-sale commercial housing must be registered for records, but such registration is not the registration of property right in traditional sense, for it is only the administrative measures without the effects of property rights adopted by the administrative organs to strengthen administration, does not take. The defects in the system of registration for records call for the construction of advance-notice registration system, which entrust the effects of property to the pre-purchasers’ credit so that the interests of the pre-purchaser and the transferee can be better protected.The fifth part mainly discusses China’s legislative choice to the transfer of the advance-sale commercial housing. The government shall enact laws to regulate, rather than restrict or forbid in the same way, the transfer of advance-sale commercial housing, for it has solid realistic foundation, positive social meaning, and the sources of legal theory. The writer holds that the legal system of the transfer of advance-sale commercial housing should be perfected in the following four aspects: to integrate the legislation and define that the advance-sale housing can be transferred; to establish the system of advance-notice registration for real estate; to construct a unitary market system for the transaction of real estate; to clarify the conditions and the procedures of the transfer of the advance-sale commercial housing.更多还原