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  本文關(guān)鍵詞：“一房二賣”在先買受人損失賠償研究　出處：《中國社會科學(xué)院研究生院》2014年碩士論文　論文類型：學(xué)位論文

  更多相關(guān)文章： 一房二賣 惡意違約 違約損害賠償 可預(yù)見性規(guī)則

【摘要】：隨著我國商品房和二手房市場的快速發(fā)展，商品房開發(fā)商、房地產(chǎn)中介、二手房出賣人為了獲得巨額利益，不惜惡意違約，使一房二賣三賣甚至多賣的現(xiàn)象層出不窮，且呈愈演愈烈之勢。關(guān)于“一房二賣”合同糾紛中違約方如何承擔(dān)損失賠償責(zé)任，賠償損失的范圍是什么，特別是房屋差價損失如何賠償，我國現(xiàn)有的法律規(guī)定悉留空白。因為出賣人“一房二賣”的違約行為使得在先買受人不得不另尋房源，而現(xiàn)今中國房價增長太快，在先買受人很可能必須支付更多的價款才能買到相似的房屋。 但目前我國法院在審判實踐中并不支持房價差額的損失賠償，而大多采用雙倍返還房款的方式。這導(dǎo)致出賣人違約的收益遠大于賠償?shù)臄?shù)額，有誘發(fā)違約的風(fēng)險。據(jù)此，筆者建議立法機關(guān)將房價差額損失納入可預(yù)見的范圍內(nèi)，這是基于打擊投機違約和實現(xiàn)賠償損失功能的目的。 本文主要分為四個部分。前兩部分從我國“一房二賣”合同糾紛典型案例的司法判決入手，解釋說明了現(xiàn)階段“一房二賣”違約的多發(fā)原因及在先買受人在違約損失賠償中所面臨的困境有哪些。第三四部分介紹了法國和英國的可預(yù)見性規(guī)則的立法選擇，然后就如何完善我國的可預(yù)見性規(guī)則在“一房二賣”合同糾紛中的適用提出完善建議： 第一，從出賣人“一房二賣”的動機來看，其故意違約行為是為了以更高的價格出售房屋，對于房屋價格存在上漲的情況，顯然明確知曉。從賠償損失的功能來看，賠償損失旨在填補損失，，使守約方回復(fù)到如同契約被履行的情況，房屋買受人要回復(fù)到這種狀況，必須支付更高的價款購買相似的房屋，所以賠償房屋差價合法合理。 第二，房產(chǎn)出賣人在將房屋賣給第三人即違約之時，對于當(dāng)時房價的預(yù)見是確定可能的，因此以違約時而不是訂約時作為確定預(yù)見程度的標(biāo)準更為公平合理。 第三，如果當(dāng)事人在房屋買賣合同中約定了賠償數(shù)額，那么基于合同自由和私法自治的原則，法院應(yīng)當(dāng)遵從當(dāng)事人的合意。如果沒有約定，應(yīng)當(dāng)由專業(yè)的房產(chǎn)價格評估機構(gòu)對該爭議房產(chǎn)價格進行評估，或比照市場上各方面條件類似房屋的成交價格來評定差價。
[Abstract]:With the rapid development of commercial housing and second-hand housing market, commercial housing developers, real estate agents, second-hand housing sellers in order to obtain a huge amount of benefits, at the expense of malicious breach of contract. The phenomenon of "one house, two selling, three selling or even selling more than one house" appears endlessly, and it is becoming more and more intense. What is the scope of compensation for the loss in the contract dispute of "one house and two selling"? how to bear the liability of the defaulting party in the contract of "one house and two selling". In particular, how to compensate for the loss of housing difference, the existing legal provisions of our country leave a blank. Because the seller "one house and two sales" breach of contract, buyers had to find another source of housing in advance. Now that Chinese house prices are growing too fast, buyers are likely to have to pay more to buy similar homes. But at present the court in our country does not support the loss compensation of the difference of house price in the trial practice, but mostly adopts the way of returning the house by double, which leads to the seller defaulting on the profit far larger than the amount of compensation. On the basis of this, the author suggests that the legislature should bring the loss of house price difference into the foreseeable range, which is based on the purpose of cracking down on speculative breach of contract and realizing the function of compensation for losses. This paper is divided into four parts. The first two parts start with the judicial decision of the typical case of "one house and two selling" contract dispute in our country. The explanation illustrates the "one room and two sale" at this stage. What are the causes of default and what are the predicaments that buyers are facing in compensation for breach of contract? part 34th introduces the legislative options of the predictability rules in France and the United Kingdom. Then it puts forward some suggestions on how to improve the application of the predictability rule in the contract dispute of "one house and two selling". First, from the seller's motivation of "one house and two sales", its intentional breach of contract is to sell the house at a higher price, and there is a rise in the housing price. It is clear that... From the function of compensation loss, the purpose of compensation loss is to make up for the loss, so that the compliance party can return to the situation where the contract has been fulfilled, and the buyer of the house should return to this situation. Must pay a higher price for similar houses, so the housing price difference is legal and reasonable. Second, when the real estate seller sells the house to a third party, it is possible to foresee the house price at that time. It is therefore more fair and reasonable to determine the degree of foresight by default rather than at the time of contracting. Thirdly, if the parties agree on the amount of compensation in the house sale contract, then based on the principles of freedom of contract and autonomy of private law, the court should comply with the agreement of the parties. The price difference shall be assessed by a professional real estate price appraisal agency or by reference to the transaction price of similar houses in various aspects of the market.
【學(xué)位授予單位】：中國社會科學(xué)院研究生院
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：D923

【參考文獻】

相關(guān)期刊論文 前2條

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本文編號：1437624