發(fā)布時間：2018-04-30 22:32

  本文選題：房地產(chǎn)中介合同 + 混合合同��； 參考：《西南政法大學(xué)》2012年碩士論文

【摘要】：“房地產(chǎn)中介合同”的概念在實踐中界定并不清晰，究其主要原因主要是經(jīng)濟(jì)學(xué)中“中介”概念的引入，有學(xué)者直接將“中介”與“居間”等同起來也在一定程度上造成了該概念運用時的混亂。本文第一部分對“房地產(chǎn)中介合同”的概念進(jìn)行探討，發(fā)現(xiàn)“房地產(chǎn)中介合同”并不能與居間合同或者委托合同等合同法上的有名合同簡單對應(yīng)，如果直接將其納入無名合同的范圍卻又不夠透徹。筆者通過對與該概念較為相似的居間合同、委托合同性質(zhì)的對比研究，并對混合合同概念進(jìn)行研究后發(fā)現(xiàn)，“房地產(chǎn)中介合同”種的報告交易機(jī)會、提供交易媒介等合同義務(wù)是居間合同所具有的因子，而撮合雙方交易的同時中介方履行代為辦理房地產(chǎn)權(quán)過戶、水電氣過戶手續(xù)的合同義務(wù)又屬于委托合同因子。由此，筆者得出“房地產(chǎn)中介合同”應(yīng)當(dāng)屬于包含居間合同和委托合同因子的混合合同。所謂混合合同（混成契約），指的是包含了一個典型合同的構(gòu)成因子與其他典型合同的構(gòu)成因子或不屬于任一典型合同的構(gòu)成因子的合同。 本文第二部分進(jìn)一步對其法律適用問題進(jìn)行研究�；凇胺康禺a(chǎn)中介合同”的混合合同的特殊性質(zhì)，其法律適用不能簡單直接進(jìn)行選擇，或者簡單將居間與委托合同規(guī)則機(jī)械結(jié)合。對于混合合同的法律適用問題上有三種態(tài)度，即吸收主義、結(jié)合主義、類推適用主義，經(jīng)過比較研究后，筆者認(rèn)為確定“房地產(chǎn)中介合同”法律適用應(yīng)當(dāng)以不違背當(dāng)事人訂立契約目的為重，選擇類推適用居間合同規(guī)則和委托合同規(guī)則為其法律適用原則較為妥當(dāng)。并且，筆者在本部分分別對兩種因子中的一些具體法律適用進(jìn)行了列明。 針對“房地產(chǎn)中介合同”進(jìn)行研究的主要目的還是期望能夠為“房地產(chǎn)中介合同”法律實踐起到一定的借鑒作用。本文第三、第四及第五部分則重點對實踐中遇到的部分問題進(jìn)行了探討。 第三部分對房地產(chǎn)中介人收取報酬的請求權(quán)及其抗辯進(jìn)行研究，本部分以案例討論的形式分別對委托人“跳單”的行為和房地產(chǎn)中介人的給付義務(wù)混合情形下的報酬請求權(quán)糾紛兩個方面進(jìn)行論述。對于“跳單”行為，在保護(hù)中介公司合法權(quán)益的同時，維護(hù)買方即消費者的合法權(quán)益，即在二者之間尋求一種平衡，對買方的選擇權(quán)進(jìn)行一定限制，對買方利用在交易過程中中介公司所提供的房屋信息避開相對方即中介公司直接與賣方簽訂房屋買賣合同進(jìn)行限制。針對給付義務(wù)混合情形，不能以未完成居間合同義務(wù)否定委托合同報酬請求權(quán)，反之亦然。 第四部分，在實踐中典型的三種“吃差價”行為應(yīng)當(dāng)如何進(jìn)行法律規(guī)制，三種“吃差價”行為包括：1.直接在合同中約定收取差價或者向房屋買賣合同雙方各收取部分差價；2.阻止買賣雙方溝通，以高低價差分別與雙方談判，最終將高出部分差價歸為中介自己所有；3.直接低價收購信息相對閉塞的賣方房屋，轉(zhuǎn)而高價賣出。筆者分別通過“雙方代理”、“居間人如實提供信息義務(wù)”以及行政法規(guī)監(jiān)管三個方面對上述三種行為的規(guī)制進(jìn)行論述。 第五部分，，由于房地產(chǎn)中介合同中存在委托合同因子，委托合同的法律規(guī)則中賦予當(dāng)事人任意解除權(quán)，在房地產(chǎn)中介合同中委托合同因子內(nèi)的任意解除權(quán)的行使應(yīng)當(dāng)如何進(jìn)行限制。 “房地產(chǎn)中介合同”的性質(zhì)多被認(rèn)定居間合同，但經(jīng)過筆者研究認(rèn)為，此做法雖然簡單卻不能真正闡釋“房地產(chǎn)中介合同”的實質(zhì)，“房地產(chǎn)中介合同”中的委托合同因子并沒有被肯定，這也是諸如房地產(chǎn)中介傭金糾紛、房地產(chǎn)中介行業(yè)“吃差價”行為、房地產(chǎn)中介合同解除等糾紛所產(chǎn)生的重要原因，因此，筆者將房地產(chǎn)中介合同定性為混合合同，使居間合同和委托合同的規(guī)則均有在房地產(chǎn)中介合同中適用的余地，為解決以上實踐中遇到的相關(guān)問題提供法學(xué)理論支持。
[Abstract]:The definition of "real estate intermediary contract" is not clearly defined in practice. The main reason is the introduction of the concept of "intermediary" in economics. Some scholars directly equate the "intermediary" with "residence" as a result of the confusion in the application of the concept. The first part of this paper is on the "real estate intermediary contract" It is found that the "real estate intermediary contract" can not simply correspond to the famous contract in the contract law such as the residence contract or the entrustment contract. If it is directly included in the scope of the nameless contract, the author makes a comparative study on the nature of the entrustment contract through a contrastive study of the property of the entrustment contract, which is similar to that concept. After the study of the concept of mixed contract, it is found that the reporting opportunities of the "real estate intermediary contract" and the contract obligation of providing the medium of transaction are the factors of the intermediary contract, while the intermediary parties carry out the transfer of the property rights of the real estate, and the contract obligation of the water and electric household procedures belongs to the principal contract factor. Thus, the author concludes that the "real estate intermediary contract" should belong to a mixed contract which includes the intermediary contract and the entrustment contract factor. The so-called mixed contract (mixed contract) refers to a contract containing the constituent factors of a typical contract and the constituent factors of other typical contracts or the constituent factors that do not belong to any typical contract.
The second part of this paper further studies the problem of its legal application. Based on the special nature of the mixed contract of "real estate intermediary contract", the application of the law can not be simply chosen, or simply mechanically combine the residence with the rules of the entrustment contract. There are three kinds of attitude to the application of the law of the mixed contract, namely the absorption of the owner. After a comparative study, the author believes that the application of the law of "real estate intermediary contract" should not violate the purpose of concluding the contract of the parties, and it is more appropriate to choose the application of the intermediate contract rules and the rules of the entrustment contract for its legal application. And the author of this part is two respectively in this part. Some specific legal applications of species factors are listed.
The main purpose of the research on the "real estate intermediary contract" is still expected to play a certain reference for the legal practice of "real estate intermediary contract". The third, fourth and five parts of this paper are focused on some problems encountered in practice.
The third part studies the claim and defense of the real estate agent, and this part discusses the two aspects of the dispute of the compensation claim right under the case of the case discussion, and the act of "jumping single" and the protection of the intermediary public. At the same time, the legal rights and interests of the company are maintained, that is, the legitimate rights and interests of the buyer, that is, to seek a balance between the two parties, to limit the buyer's choice, and to limit the buyer's use of the housing information provided by the intermediary company in the course of the transaction, that is, the intermediary company, directly with the seller, to sign a house sale contract directly. In the case of mixed obligation obligation, the claim for remuneration of the entrusted contract can not be negated by the obligation of the uncompleted intermediary contract, and vice versa.
The fourth part, in the practice of the typical three kinds of "eat differential" behavior should be regulated by the law, the three kinds of "eat difference" behavior includes: 1. directly in the contract to charge a difference price or to the contract of the two parties to collect part of the price difference; 2. stop the buyers and sellers to communicate with the two sides, respectively, to negotiate with both sides, eventually will be high The part of the price difference is owned by the intermediary itself; 3. the seller's house which has direct low price acquisition of information is relatively closed, and the price is sold at a high price. The author expounds the regulation of the above three kinds of behavior through the "two parties", "the broker provides the information obligation as true" as well as the administrative regulation three aspects.
The fifth part, due to the existence of the principal contract factor in the real estate intermediary contract, and the legal rules of the entrustment contract endow the parties with the arbitrarily relieving rights, and how to restrict the exercise of the arbitrarily relieving right within the contract factor of the real estate intermediary.
The nature of the "real estate intermediary contract" is mostly identified as the interbrokerage contract, but through the author's study, it can not really explain the essence of the real estate intermediary contract, and the principal contract factor in the real estate intermediary contract has not been affirmed, which is also such as the real estate intermediary Commission dispute, the real estate intermediary bank. Therefore, the author defines the real estate intermediary contract as a mixed contract, so that the rules of the inter agency contract and the entrustment contract are applicable to the real estate intermediary contract, and provide the legal theory to solve the related problems encountered in the practice. Hold.

【學(xué)位授予單位】：西南政法大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2012
【分類號】：D922.29

【參考文獻(xiàn)】

相關(guān)期刊論文 前3條

1 呂巧珍;;委托合同中任意解除權(quán)的限制[J];法學(xué);2006年09期

2 王恩兆;蘇仲軒;;論房地產(chǎn)居間合同[J];經(jīng)濟(jì)研究導(dǎo)刊;2008年08期

3 卓潔輝;;論房地產(chǎn)中介服務(wù)合同的性質(zhì)與法律適用[J];特區(qū)經(jīng)濟(jì);2010年08期

本文編號：1826543