本文選題：預(yù)售商品房轉(zhuǎn)讓　切入點(diǎn)：法律屬性　出處：《內(nèi)蒙古大學(xué)》2013年碩士論文　論文類型：學(xué)位論文

【摘要】：在我國,商品房分為現(xiàn)房和期房兩種。期房,又稱預(yù)售商品房,是指已被權(quán)力機(jī)關(guān)許可預(yù)售,但尚未建成驗(yàn)收的商品房。據(jù)房地產(chǎn)行業(yè)內(nèi)專家稱,從商品房預(yù)售到最終交房一般周期為兩年,較長的時間空檔促使產(chǎn)生了較大的價值差額,可預(yù)見的經(jīng)濟(jì)利益進(jìn)一步促進(jìn)了預(yù)售商品房的流轉(zhuǎn)。因此,預(yù)售商品房作為一種特殊的商品,在房地產(chǎn)市場進(jìn)行交易所面臨的問題已成為不可回避的重大現(xiàn)實(shí)問題。 為此,本文從債法的傳統(tǒng)理論出發(fā),結(jié)合我國合同法的相關(guān)規(guī)定,對預(yù)售商品房轉(zhuǎn)讓相關(guān)法律問題進(jìn)行了全面的分析和討論。具體來看,本論文正文共由四部分組成。 第一部分,預(yù)售商品房轉(zhuǎn)讓的法律屬性分析。通過分析具體案例,引出理論界對預(yù)售商品房轉(zhuǎn)讓行為性質(zhì)之爭論,并經(jīng)過論證,得出預(yù)售商品房轉(zhuǎn)讓合同屬于債的轉(zhuǎn)移行為的結(jié)論；同時,根據(jù)《合同法》對債的轉(zhuǎn)移方式的規(guī)定,從預(yù)購人履行對價支付義務(wù)的情況出發(fā),確定了預(yù)售商品房轉(zhuǎn)讓只具有債權(quán)轉(zhuǎn)讓和債權(quán)債務(wù)的概括轉(zhuǎn)移兩種情形。 第二部分,預(yù)售商品房轉(zhuǎn)讓合同的訂立。充分分析了商品房預(yù)售合同效力、禁止轉(zhuǎn)讓條款、預(yù)售人的同意、轉(zhuǎn)讓合同的通知對預(yù)售商品房轉(zhuǎn)讓合同的影響,確定只有商品房預(yù)售合同的效力是影響轉(zhuǎn)讓合同訂立的前提；并根據(jù)債權(quán)轉(zhuǎn)讓通知的一般理論,從主體、性質(zhì)、方式、對象方面對預(yù)售商品房轉(zhuǎn)讓合同的通知進(jìn)行了重點(diǎn)論述。 第三部分,預(yù)售商品房轉(zhuǎn)讓合同的效力分析。通過案例對預(yù)售商品房轉(zhuǎn)讓合同的效力進(jìn)行法理分析,充分論證轉(zhuǎn)讓合同有效說的可行性；同時,針對預(yù)售商品房實(shí)際交易過程中普遍存在的三種交易形式,即預(yù)購協(xié)議形式、附生效條件買賣合同形式和合同轉(zhuǎn)讓形式,充分分析其對預(yù)售商品房轉(zhuǎn)讓合同的影響,得出只有以合同轉(zhuǎn)讓方式出讓預(yù)售商品房才會對債權(quán)轉(zhuǎn)讓合同的效力產(chǎn)生影響的結(jié)論。 第四部分,預(yù)售商品房轉(zhuǎn)讓中的登記問題。在我國,不動產(chǎn)物權(quán)變動采用登記主義。通過對預(yù)告登記和商品房預(yù)售合同備案登記的分析,充分論證出預(yù)售商品房的預(yù)告登記和商品房預(yù)售合同的備案登記均不會對轉(zhuǎn)讓合同產(chǎn)生影響。
[Abstract]:In our country, commercial housing is divided into two types: present housing and futures housing. Futures housing, also known as pre-sale commercial housing, refers to commercial housing that has been approved for sale by the authorities but has not yet been completed for acceptance. According to experts in the real estate industry, The general cycle from pre-sale to final delivery of commercial housing is two years. The long gap in time leads to a large difference in value, and foreseeable economic benefits further promote the circulation of pre-sold commercial housing. As a special commodity, pre-sale commercial housing has become an unavoidable and important practical problem in the real estate market. Therefore, based on the traditional theory of debt law and the relevant provisions of contract law of our country, this paper makes a comprehensive analysis and discussion on the legal issues related to the transfer of pre-sale commercial housing. Specifically, the text of this paper is composed of four parts. The first part is the analysis of the legal attributes of the pre-sale commercial housing transfer. Through the analysis of specific cases, it leads to the theoretical debate on the nature of the pre-sale commercial housing transfer behavior, and has been demonstrated. At the same time, according to the provisions of the contract Law of contract Law on the transfer of debt, starting from the situation that the buyer performs the obligation to pay for consideration, the conclusion is drawn that the transfer contract of commercial housing in advance belongs to the transfer behavior of debt, and at the same time, according to the provisions of contract Law, It is determined that the pre-sale commercial housing transfer only has two cases: creditor's rights transfer and debt transfer. The second part, the conclusion of the pre-sale commercial housing transfer contract. It fully analyzes the effectiveness of the commercial housing pre-sale contract, the prohibition of the transfer clause, the consent of the pre-seller, and the effect of the notice of the transfer contract on the pre-sale commercial housing transfer contract. Determining the validity of the pre-sale contract of commercial housing is the premise of influencing the conclusion of the contract of transfer, and according to the general theory of the notice of assignment of creditor's rights, the paper focuses on the notice of the contract of transfer of pre-sale commercial house from the aspects of subject, nature, mode and object. The third part, the validity analysis of the contract of pre-sale commercial housing transfer. Through the case of the transfer of commercial housing contract validity of the legal analysis, fully demonstrate the feasibility of the transfer contract effectively said at the same time, In view of the three kinds of transaction forms that exist in the actual transaction process of pre-sale commercial housing, that is, the form of pre-purchase agreement, the form of sale contract with effective conditions and the form of contract transfer, this paper fully analyzes its influence on the contract of transfer of pre-sale commercial house. It comes to the conclusion that only the sale of pre-sale commercial housing by contract transfer will affect the validity of the contract of transfer of creditor's rights. Part 4th, the registration problem in the transfer of pre-sale commercial housing. In our country, the real property right change adopts the registration doctrine. Through the analysis of the advance notice registration and the record registration of the commercial housing pre-sale contract, It is fully demonstrated that the advance registration of commercial housing and the registration of pre-sale contract will not affect the contract of transfer.
【學(xué)位授予單位】：內(nèi)蒙古大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2013
【分類號】：D922.29

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