本文關(guān)鍵詞： 商品房預售制度 制度存廢 監(jiān)管　出處：《西南交通大學》2011年碩士論文　論文類型：學位論文

【摘要】：商品房預售是指房地產(chǎn)開發(fā)企業(yè)將正在建設(shè)中的商品房預先出售給買受人,并由買受人支付定金或者房價款的行為。商品房預售制度起源于我國香港地區(qū),作為房地產(chǎn)商融資和緩解購房者付款壓力的一種重要途徑,它一經(jīng)推出,便迅速發(fā)展,并為許多國家和地區(qū)所采用。在一定時期內(nèi),商品房預售制度對于促進我國商品房銷售,推動房地產(chǎn)業(yè)、金融業(yè)的的發(fā)展以及改善老百姓的住房條件等方面都起到了積極的作用。然而,由于該制度本身存在的一些缺陷、我國相關(guān)法律規(guī)制的不完善以及預售監(jiān)管等方面的問題,使得由此引發(fā)的大量商品房糾紛不斷涌現(xiàn)。面對現(xiàn)實中出現(xiàn)的如預售資金非法挪用、虛假廣告、房屋質(zhì)量不合格、延期交房等違規(guī)、欺詐行為,如何作出正確的法律價值判斷,平衡各方主體的利益,成為了房地產(chǎn)市場繼續(xù)健康發(fā)展道路上不得不面對的重大課題。由此而來的商品房預售制度的存廢問題也引起了專家學者、各界人士的廣泛探討與研究。 本文除緒論和結(jié)束語外,共分五個部分,主要內(nèi)容如下： 第一部分,介紹了商品房預售制度的產(chǎn)生、發(fā)展及其特征。商品房預售作為一種特殊的買賣交易形式,具有預售條件的法定性、預售標的的特殊性、法律關(guān)系的復雜性、較強的國家干預性以及較大的風險性等特征。 第二部分,以世界各國及地區(qū)對商品房預售監(jiān)管寬嚴程度為標準,劃分為嚴格的預售監(jiān)管模式和較為寬松的監(jiān)管模式。通過對這兩種監(jiān)管模式中代表國家立法成果的介紹和分析,總結(jié)出值得我國學習和借鑒的寶貴經(jīng)驗。 第三部分,針對我國商品房預售的制度設(shè)計,在介紹我國商品房預售制度現(xiàn)狀的基礎(chǔ)上,剖析我國現(xiàn)有制度存在的缺陷,主要有預售許可條件偏低及市場退出機制的空缺、對預售資金的監(jiān)管不力、預告登記的管理不夠完善以及商品房預售廣告管理缺位等。 第四部分,從實踐和理論兩個方面闡述我國商品房預售制度的缺陷所引發(fā)的問題,充分考慮商品房預售制度存廢分歧中利益各方的理由和意見,對商品房預售制度的存廢提出自己的觀點,認為目前全面取消商品房預售制度時機還不成熟,因此,進一步完善商品房預售制度是我們根據(jù)當前形勢做出的最好選擇。 第五部分,提出完善我國商品房預售制度的構(gòu)想：第一,完善我國商品房預售主體的市場準入及退出制度：第二,完善我國商品房預售資金的監(jiān)管制度；第三,健全我國預售商品房的預告登記制度；第四,建立、健全我國商品房預售的信息披露制度
[Abstract]:Pre-sale of commercial housing refers to the act of a real estate development enterprise selling a commercial house under construction to a buyer in advance and paying a deposit or a house price by the buyer. The pre-sale system of commercial housing originated in Hong Kong, China. As an important way for real estate developers to raise funds and ease the pressure on buyers to pay for housing, it develops rapidly and is adopted by many countries and regions. In a certain period of time, the pre-sale system of commercial housing can promote the sale of commercial housing in China. The promotion of the real estate industry, the development of the financial industry and the improvement of the housing conditions of the common people have all played a positive role. However, due to the shortcomings of the system itself, The imperfection of relevant laws and regulations in our country and the problems of pre-sale supervision make a large number of commercial housing disputes emerge constantly. In the face of the reality, such as illegal misappropriation of pre-sale funds, false advertisements, unqualified housing quality, etc. How to make a correct judgment on legal value and balance the interests of all parties, It has become an important subject that the real estate market has to face on the road of continuous and healthy development, and the problem of storing and abolishing the pre-sale system of commercial housing has also aroused the extensive discussion and research of experts and scholars and people from all walks of life. In addition to the introduction and conclusion, this paper is divided into five parts, the main contents are as follows:. The first part introduces the emergence, development and characteristics of the pre-sale system of commercial housing. As a special form of trading transactions, the pre-sale of commercial housing has the legal nature of pre-sale conditions, the particularity of the subject matter of pre-sale, and the complexity of legal relations. Strong national intervention and greater risk and other characteristics. The second part is based on the standards of wide and strict supervision of commercial housing pre-sale in various countries and regions of the world. It can be divided into strict pre-sale supervision model and looser supervision mode. Through the introduction and analysis of the representative national legislative achievements of these two regulatory models, the valuable experience worthy of our country's study and reference is summed up. The third part, aiming at the system design of the commercial housing pre-sale in our country, on the basis of introducing the present situation of the commercial house pre-sale system in our country, analyzing the defects of the existing system of our country, there are mainly the low conditions of the pre-sale license and the vacancy of the market exit mechanism. The supervision of pre-sale funds is weak, the management of pre-sale registration is not perfect, and the management of pre-sale advertisement of commercial housing is absent, etc. In the 4th part, the author expounds the problems caused by the defects of the pre-sale system of commercial housing in China from two aspects of practice and theory, and gives full consideration to the reasons and opinions of all interested parties in the differences between the pre-sale system of commercial housing and the abolition of the pre-sale system. The author puts forward his own viewpoint on the storage and scrapping of the pre-sale system of commercial housing, and thinks that the time is not ripe to abolish the pre-sale system of commercial housing in an all-round way. Therefore, it is our best choice to further perfect the pre-sale system of commercial housing according to the current situation. In the 5th part, the author puts forward the ideas of perfecting the pre-sale system of the commercial housing in China: first, perfecting the market access and withdrawal system of the main body of the pre-sale of the commercial housing in China; second, perfecting the supervision system of the funds for the pre-sale of the commercial housing in our country; third, Improve the advance registration system of commercial housing in China; 4th, establish and improve the information disclosure system of the advance sale of commercial housing in China
【學位授予單位】：西南交通大學
【學位級別】：碩士
【學位授予年份】：2011
【分類號】：D922.29;F293.3

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