本文關(guān)鍵詞：房地產(chǎn)經(jīng)紀(jì)合同性質(zhì)與法律適用探析　出處：《西南政法大學(xué)》2014年碩士論文　論文類型：學(xué)位論文

  更多相關(guān)文章： 房地產(chǎn)經(jīng)紀(jì)合同 房地產(chǎn)經(jīng)紀(jì)人 跳單行為

【摘要】：本文共分為四個部分。第一部分對房地產(chǎn)經(jīng)紀(jì)合同的概念進行了界定和闡釋。房地產(chǎn)經(jīng)紀(jì)合同是房地產(chǎn)經(jīng)紀(jì)機構(gòu)向委托人提供諸如報告訂立合同、代辦房屋過戶、按揭貸款、水電氣過戶等服務(wù)事項之后，向委托人收取酬金的合同。房地產(chǎn)經(jīng)紀(jì)合同是房地產(chǎn)經(jīng)紀(jì)人以委托人的名義處理并協(xié)助完成相關(guān)事務(wù)的勞務(wù)合同，是房地產(chǎn)經(jīng)紀(jì)人提供勞務(wù)、委托人支付對價的有償合同，是當(dāng)事人互享權(quán)利、互負義務(wù)的雙務(wù)合同。 第二部分是從民事合同法律性質(zhì)的角度，對房地產(chǎn)經(jīng)紀(jì)合同與居間合同、房地產(chǎn)經(jīng)紀(jì)合同與委托合同進行了辨析。房地產(chǎn)經(jīng)紀(jì)合同是平等主體之間設(shè)立、變更、終止與房地產(chǎn)經(jīng)紀(jì)活動相關(guān)的民事權(quán)利義務(wù)關(guān)系的合意，其民事合同的性質(zhì)展露無遺。筆者通過將房地產(chǎn)經(jīng)紀(jì)合同與在其在實踐中易被混淆的合同類型進行對比，發(fā)現(xiàn)房地產(chǎn)經(jīng)紀(jì)合同在法律性質(zhì)上與居間合同和委托合同存在著一定的相似性，但并不能被居間合同或者委托合同完全涵蓋。通過考察北京、天津、重慶等地的房地產(chǎn)經(jīng)紀(jì)合同示范文本和房地產(chǎn)經(jīng)紀(jì)服務(wù)階段，發(fā)現(xiàn)房地產(chǎn)經(jīng)紀(jì)活動同時包含了居間和委托雙重法律關(guān)系。通過進一步厘清契約聯(lián)立與混合契約的關(guān)系后得出，房地產(chǎn)經(jīng)紀(jì)合同的法律性質(zhì)為兼有居間合同性質(zhì)和委托合同性質(zhì)的混合契約。 第三部分則是從法律適用的角度對房地產(chǎn)經(jīng)紀(jì)合同的特殊性進行了闡釋。由于房地產(chǎn)經(jīng)紀(jì)合同的法律性質(zhì)認定混亂，導(dǎo)致其法律適用也存在諸多問題。從具體類型的分類來看，房地產(chǎn)經(jīng)紀(jì)合同屬于類型結(jié)合合同，因此房地產(chǎn)經(jīng)紀(jì)合同的法律適用規(guī)則是，，首先分解混合合同的各個構(gòu)成部分，分別適用各部分的典型合同的規(guī)范確定權(quán)利義務(wù)關(guān)系，其次如果存在爭議，則應(yīng)當(dāng)依照可以推知的當(dāng)事人的意思表示調(diào)和其歧義。具體來講，居間合同的法律規(guī)則和委托合同的法律規(guī)則在房地產(chǎn)經(jīng)紀(jì)合同的法律適用中均有相應(yīng)的適用余地。 第四部分是房地產(chǎn)經(jīng)紀(jì)合同中具體問題的解決。該部分首先對房地產(chǎn)經(jīng)紀(jì)人的報酬請求權(quán)進行了闡釋，因居間報酬請求權(quán)是房地產(chǎn)經(jīng)紀(jì)報酬請求權(quán)最重要的組成部分，因此，居間報酬請求權(quán)是本部分論述的重點。確定房地產(chǎn)經(jīng)紀(jì)報酬請求權(quán)首先應(yīng)確定委托人與第三人之間的合同是否成立，確定合同是否成立的標(biāo)準(zhǔn)有二：房地產(chǎn)買賣雙方當(dāng)事人的意思表示一致以及房地產(chǎn)經(jīng)紀(jì)人的媒介服務(wù)應(yīng)當(dāng)對房地產(chǎn)買賣合同的成立有著直接的因果關(guān)系。在房地產(chǎn)經(jīng)紀(jì)人積極履行其居間義務(wù)并促成房地產(chǎn)買賣合同成立之后，委托人與第三人因為某種事由解除了房地產(chǎn)買賣合同，房地產(chǎn)經(jīng)紀(jì)報酬請求權(quán)不因房地產(chǎn)買賣合同的解除或撤銷而受到阻礙。同時，該部分還對房地產(chǎn)經(jīng)紀(jì)人“吃差價”的行為進行了分析并提出了民法視角下的規(guī)制建議。房地產(chǎn)經(jīng)紀(jì)活動中的第一種“低買高賣型吃差價”和第二種“阻止見面型吃差價”的合同效力應(yīng)為效力待定。若房地產(chǎn)經(jīng)紀(jì)人做出了雙方代理的行為，該行為促成的合同是否有效應(yīng)由當(dāng)事人自己決定是否追認其效力。第三種“直接收購型吃差價”行為則因可能涉及欺詐，應(yīng)通過對欺詐的主觀故意的舉證責(zé)任的倒置來防范該行為的發(fā)生。
[Abstract]:This paper is divided into four parts. The first part is the concept of the real estate brokerage contract are defined and explained. The real estate brokerage contract is a real estate brokerage agencies such as the report to the principal agency contract, the housing transfer, mortgage loans, after the transfer of water and electricity services, to the trustee fee contract. The real estate brokerage contract is the name of real estate brokers to the client and assist in the completion of related matters in the labor contract, real estate brokers to provide services, the client to pay the price of the contract is paid, the parties mutually enjoy rights, mutual obligations of the bilateral contract.
The second part is from the legal perspective on the nature of civil contract, real estate brokerage contract with the intermediary contract, analyzed the real estate brokerage contract and the principal contract. Real estate brokerage contract is to establish equality between the main, change, termination by agreement associated with the real estate brokerage activities, civil rights and obligations, the nature of civil contract spirit nothing left. The real estate brokerage contract with the confused in the practice of contract types were compared, found that real estate brokerage contracts in the legal nature of contract and contract and there is a certain similarity, but not by the intermediary contract or entrust contract. Through the investigation of Beijing fully covered. Tianjin, Chongqing and other places of the real estate brokerage contract demonstration text and real estate brokerage services, found that real estate brokerage activities also include intermediary and entrust double legal relations. By further clarifying the relationship between contract contract and mixed contract, it is concluded that the legal nature of real estate brokerage contract is a mixed contract with the nature of intermediate contract and the nature of entrustment contract.
The third part is the interpretation of the particularity of the real estate brokerage contract from the perspective of the applicable law. The legal nature of the real estate brokerage contract that lead to the application of the law of confusion, there are also many problems. From the view of classification of specific types of real estate brokerage contract belongs to the type of binding contract, so the real estate brokerage contract. The applicable law is that each part of the first decomposition of mixed contract, determine the relationship between rights and obligations respectively for each part of the typical contract specification, then if there is a dispute, it should be in accordance with can be inferred if it means that the balance of the ambiguity. Specifically, the intermediary contract of legal rules and legal rules in the contract are the applicable law of real estate brokerage contract in the applicable scope.
The fourth part is to solve the specific problems of real estate brokerage contract. This part first explains the real estate agent's reward request right, because of paying compensation claim is the real estate brokerage reward request right of the most important part, therefore, the intermediary claim for compensation is the focus of discussion in this section. To determine the real estate brokerage remuneration right of claim should first determine whether between the client and the third party contract, the contract is established to determine the standard two: the real estate of the parties and the meaning expressed in the consistent media real estate broker service should be established on the real estate sale contract has a direct causal relationship. In the real estate brokers actively fulfill its the intermediary obligations and contributed to the real estate sales contract after the establishment of the principal and the third person because of certain reasons the lifting of the contract for the sale of real estate, real estate brokerage Report Reward request right not because of the real estate sale contract rescission or cancellation has been hampered. At the same time, the part of the real estate brokers "eat post" behavior and analyzed from the perspective of civil law regulation. Real estate brokerage activities in the first "buy low potency difference" and second "stop to eat the difference" to meet type contract shall be determined as invalid and sell high type. If the real estate broker made both agent behavior, the behavior of the contract whether the effect contributed by the parties themselves to decide whether to ratify its effect. Third kinds of "direct purchase type behavior is due to the difference" may involve fraud, should be inverted by fraud in the subjective burden of proof to prevent the intentional behavior.

【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】：2014
【分類號】：F299.23;D923.6

【參考文獻】

相關(guān)期刊論文 前6條

1 胡志剛,吳國慶;房地產(chǎn)經(jīng)紀(jì)業(yè)的發(fā)育與培育[J];中國房地產(chǎn);1998年09期

2 吳昌寧;楊文武;;我國當(dāng)前房地產(chǎn)經(jīng)紀(jì)行業(yè)發(fā)展背景分析[J];中國房地產(chǎn);2012年08期

3 黃萍;規(guī)范房地產(chǎn)經(jīng)紀(jì)行為的法律思考——以房地產(chǎn)經(jīng)紀(jì)業(yè)中的法律關(guān)系為線索[J];商場現(xiàn)代化;2005年13期

4 劉尊知;;居間合同糾紛案件若干實務(wù)問題探討[J];山東審判;2009年06期

5 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;2010年08期

6 山東省青島市中級法院課題組;;房地產(chǎn)居間合同糾紛案件適用法律疑難問題的調(diào)研報告[J];人民司法;2012年21期

本文編號：1429728