【摘要】：商品房預(yù)售制度俗稱(chēng)“買(mǎi)期房”，是指房地產(chǎn)開(kāi)發(fā)企業(yè)將正在建設(shè)中的商品房預(yù)先出售給消費(fèi)者，并由購(gòu)房者支付定金或者房?jī)r(jià)款。房地產(chǎn)業(yè)是我國(guó)國(guó)民經(jīng)濟(jì)的支柱產(chǎn)業(yè)，房地產(chǎn)業(yè)的健康發(fā)展對(duì)國(guó)民經(jīng)濟(jì)有著重要影響。保護(hù)公民的私有房產(chǎn)與我國(guó)的法律宗旨是一致的，即保護(hù)了公民的居住權(quán)，從而使公民的基本人權(quán)有所保障。我國(guó)商品房預(yù)售制度始于1994年出臺(tái)的《中華人民共和國(guó)城市房地產(chǎn)管理法》，目的是降低企業(yè)資金門(mén)檻，促進(jìn)房地產(chǎn)開(kāi)發(fā)和銷(xiāo)售。為了加強(qiáng)對(duì)商品房預(yù)售經(jīng)營(yíng)活動(dòng)的規(guī)范和依法管理，全國(guó)人大常委會(huì)公布了《中華人民共和國(guó)城市房地產(chǎn)管理法》，國(guó)務(wù)院發(fā)布了《城市房地產(chǎn)開(kāi)發(fā)經(jīng)營(yíng)管理?xiàng)l例》，國(guó)家建設(shè)部也發(fā)布了《城市商品房預(yù)售管理辦法》等，初步確立了我國(guó)的商品房預(yù)售法律制度。 國(guó)家對(duì)房地產(chǎn)市場(chǎng)尤其是商品房交易市場(chǎng)的規(guī)范和管理一直沒(méi)有松懈，然而，預(yù)售制度在實(shí)施這幾十年中，對(duì)我國(guó)房地產(chǎn)市場(chǎng)的繁榮和發(fā)展起到了一定的積極作用，同時(shí)也產(chǎn)生了大量問(wèn)題。筆者認(rèn)為這些問(wèn)題的出現(xiàn)不在預(yù)售本身，而是目前我國(guó)法律、法規(guī)不健全，沒(méi)有對(duì)房產(chǎn)企業(yè)進(jìn)行合理、嚴(yán)格的規(guī)制，沒(méi)有對(duì)弱勢(shì)群體即購(gòu)買(mǎi)方予以建立特殊保護(hù)機(jī)制，，信息披露制度的不健全，資產(chǎn)管理的不到位是應(yīng)該解決此現(xiàn)象的關(guān)鍵所在。本文參閱了一些國(guó)外做法，再結(jié)合我國(guó)國(guó)情與當(dāng)前經(jīng)濟(jì)條件下房產(chǎn)市場(chǎng)發(fā)展?fàn)顩r，系統(tǒng)論述了商品房預(yù)售制度的優(yōu)勢(shì)與不足之處，分析其原因與影響，并提出了一些見(jiàn)解措施。 本文包括以下四個(gè)部分： 第一部分為商品房預(yù)售的理論。該部分介紹了商品房預(yù)售制度的涵義、性質(zhì)、以及實(shí)施條件等基本情況。 第二部分為國(guó)外商品房預(yù)售制度的借鑒。主要介紹了美國(guó)、日本和德國(guó)預(yù)售制度的發(fā)展與現(xiàn)狀，總結(jié)他們的經(jīng)驗(yàn)，找到我國(guó)可以予以借鑒的地方。 第三部分為我國(guó)商品房預(yù)售制度的問(wèn)題及缺陷。該部門(mén)主要是闡述預(yù)售制度在香港的起源以及發(fā)展情況，對(duì)大陸地區(qū)的影響，具體針對(duì)本土現(xiàn)實(shí)存在的問(wèn)題進(jìn)行分析，并指出大陸地區(qū)商品房預(yù)售制度發(fā)展中的一些體制與法律上的缺陷。 第四部分為完善我國(guó)商品房預(yù)售制度的建議。具體從市場(chǎng)準(zhǔn)入和退出機(jī)制、對(duì)預(yù)售款的監(jiān)管、預(yù)購(gòu)人的保護(hù)、開(kāi)立網(wǎng)絡(luò)信息查詢系統(tǒng)以及懲罰性賠償機(jī)制的引用建議，在以上這些基礎(chǔ)上提出完善我國(guó)商品房預(yù)售制度的建議。
[Abstract]:The pre-sale system of the commercial house is commonly known as the "buy-time house", which means that the real estate development enterprise pre-sale the commercial house under construction to the consumer, and the home buyers pay down the deposit or the house price. The real estate industry is the pillar industry of our national economy, and the healthy development of the real estate industry has an important influence on the national economy. The protection of the private property of the citizen is consistent with the legal purpose of our country, that is, the right of the citizen's residence is protected, so that the basic human rights of the citizen are guaranteed. The pre-sale system of the commercial house in China started in 1994, the Urban Real Estate Administration Law of the People's Republic of China, which aims to reduce the enterprise's capital threshold and promote the development and sale of the real estate. In order to strengthen the regulation and management of the pre-sale operation of the commercial house, the Standing Committee of the National People's Congress promulgated the Urban Real Estate Administration Law of the People's Republic of China. The State Council has issued the Regulations on the Administration of Urban Real Estate Development and Management. The State Ministry of Construction has also issued the Measures for the Pre-sale of the Commodity House of the City, etc., and preliminarily established the pre-sale legal system of the commercial house in China. The regulation and management of the real estate market, especially the commodity house market, has not been lax. However, the pre-sale system has played a positive role in the prosperity and development of the real estate market in China for several decades, and also produced a lot of questions The author thinks that the appearance of these problems is not in the pre-sale itself, but at present, the laws and regulations of our country are not perfect, and there is no reasonable and strict regulation on the real estate enterprises, and the special protection mechanism is not established for the vulnerable groups, that is, the purchaser, and the information disclosure system is not healthy. The failure of asset management is the key to this phenomenon. In this paper, the advantages and disadvantages of the pre-sale system of the commercial house are discussed in the light of some foreign practice and the development of the real estate market under the current economic conditions in combination with the national conditions and the current economic conditions. The reason and effect of the pre-sale system of the commercial house are analyzed, and some suggestions are put forward. Application. This article includes the following four Part 1: The first part is the commercial house The theory of pre-sale of the commercial house is introduced in this part. The meaning, nature and implementation condition of the pre-sale system of the commercial house are introduced in this part. The second part is the foreign commercial house The development and present situation of the pre-sale system in the United States, Japan and Germany are introduced, and their experience is summarized. the place to be used for reference. The third part is the pre-sale of the commercial house in China The main part of this department is to explain the origin and development of the pre-sale system in Hong Kong, to analyze the influence of the mainland, and to point out some problems in the development of the pre-sale system of the commercial house in the mainland. The defect in the system and the law. The fourth part is to perfect me. The suggestions on the pre-sale system of the commercial house of the State are given in detail from the market access and the exit mechanism, the supervision of the pre-sale funds, the protection of the pre-buyers, the opening of the network information inquiry system and the reference of the punitive compensation mechanism.
【學(xué)位授予單位】：河南大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2013
【分類(lèi)號(hào)】：D922.29

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