本文選題：合作開發(fā)房地產 + 合同效力��； 參考：《湘潭大學》2014年碩士論文

【摘要】：房地產合作開發(fā)這個概念并非是一個嶄新出現(xiàn)在當今社會的名詞，它是從很早以前的合作建房一步一步演變過來的，隨著社會經濟的飛速發(fā)展，人民生活需求的日益擴大，房地產市場的多樣化進步，這二者之間的概念慢慢分裂開成為兩個完全不同的獨立概念，合作開發(fā)房地產作為一種新型的開發(fā)模式已然獨立于合作建房這個范疇。在我國法律中已經對于這種新型的房地產開發(fā)模式予以了認可，例如《城市房地產管理法》，但是關于合作開發(fā)的相關法律體系卻沒有同步跟上，，對應法律體系的不完善也是直接導致在現(xiàn)實社會中關于房地產合作開發(fā)出現(xiàn)各種問題的最主要原因。 根據(jù)各級人民法院關于合作開發(fā)房地產案件的實踐審判情況來看，其過程中間涉及的法律問題面十分廣，但是始終出現(xiàn)的核心問題還是有規(guī)律可循的，合作開發(fā)房地產通過合同行為來達到法律效果和預期利益。通過對案例的總結我們可以發(fā)現(xiàn)合作開發(fā)房地產的糾紛離不開土地使用權的出資和合同的效力問題。之所以出現(xiàn)這些問題是因為現(xiàn)行法律制度規(guī)定的不完善，房地產開發(fā)市場多樣性復雜性也導致很多問題沒有單一明確的解決辦法。基于集體土地使用權與劃撥土地使用權的限制，房地產市場實踐當中還是有大量的合作開發(fā)涉及到這兩種土地使用權的出資，目前政策中雖然有相關的補正程序，但其主要目的是為了保證合同合法目的的順利實現(xiàn)，出于對房地產合作開發(fā)涉及利益重大性的考慮，但還是沒有考慮到法律漏洞給不法分子提供的可趁之機，正是由于補正條款的存在，很多人通過不正當競爭獲取土地使用權，然后再通過補正條款使自己的行為合法化，所以要避免這種不良情形的發(fā)生，應當加強房地產合作開發(fā)的預審機制，只有確定了前期合同目的的合法性，才能發(fā)揮補正條款的意義。而針對合同行為導致的合同效力問題，也只能通過規(guī)范合作開發(fā)雙方的開發(fā)經營行為，保證出資的合法有效，以及確定終局利益分配制度會最大程度避免在合作開發(fā)中出現(xiàn)利潤的提前分配導致的后期開發(fā)無法順利進行�？偠灾胍鉀Q合作開發(fā)房地產的主要法律問題還是要從加強前期的準入制度以及規(guī)范房地產合作開發(fā)行為著手，這樣才能從根本上保障合作開發(fā)房地產目的的實現(xiàn)。
[Abstract]:The concept of cooperative development of real estate is not a brand new term appearing in today's society. It has evolved from the cooperative housing construction a long time ago. With the rapid development of social economy, the living needs of the people are expanding day by day. The development of the real estate market, the concept between the two gradually split into two completely different independent concepts, cooperative development of real estate as a new type of development model has been independent of the category of cooperative housing construction. This new model of real estate development has been recognized in our country's laws, such as the Urban Real Estate Management Law, but the relevant legal systems on cooperative development have not kept pace with each other. The imperfection of corresponding legal system is also the main reason that leads to all kinds of problems about the real estate cooperation development in the real society. According to the practice and trial of people's courts at all levels concerning the cooperative development of real estate cases, the legal issues involved in the process are very wide, but the core issues that have always appeared are still regular. Cooperative development of real estate through contractual acts to achieve legal effects and expected benefits. Through summing up the case, we can find that the dispute of cooperative development of real estate can not be separated from the investment of land use right and the validity of contract. The reason for these problems is that the current legal system is not perfect, the complexity of real estate development market diversity also leads to many problems do not have a single clear solution. Based on the limitation of collective land use right and allocated land use right, there is still a large amount of cooperative development involving the capital contribution of these two kinds of land use right in the practice of real estate market. Although there are relevant correction procedures in the current policy, But its main purpose is to ensure the smooth realization of the legitimate purpose of the contract, out of consideration of the importance of the interests involved in the cooperative development of real estate, but it still does not take into account the opportunity provided by the loopholes in the law to the lawbreakers. It is precisely because of the existence of the correction clause that many people obtain the right to use the land through unfair competition, and then legitimize their actions through the correction clause. Therefore, we should avoid this kind of undesirable situation. We should strengthen the prehearing mechanism of real estate cooperative development. Only by confirming the legality of the purpose of the previous contract can the significance of the correction clause be brought into play. In order to solve the problem of contract effectiveness caused by contractual acts, we can only ensure the legal and effective contribution by standardizing the development and operation behavior of both sides of the cooperative development. And to determine the final benefit distribution system will avoid the profit distribution in the cooperative development to the greatest extent, which will lead to the late development can not be carried out smoothly. In a word, if we want to solve the main legal problems of cooperative development of real estate, we should strengthen the early entry system and standardize the behavior of cooperative development of real estate, so as to guarantee the realization of the goal of cooperative development of real estate fundamentally.
【學位授予單位】：湘潭大學
【學位級別】：碩士
【學位授予年份】：2014
【分類號】：D923;D922.29

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