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1、商品房认购书法律问题研究 商品房认购书法律问题研究Research into the Subscription for Commercial Buildings【中文摘要】 商品房认购书一词,从严格意义上来讲,并不是一个法律概念或是有既定法律内涵的法律术语。它是伴随着我国房地产开发市场的繁荣发展,特别是商品房预售的日益普遍应运而生的。由于我国现有法律对商品房认购书没有做出明确的规定,导致人们对认购书的内容、性质、效力、定金及违约责任的承担、纠纷的解决方式等方面在法理上和司法实践中都存在着不同的认识。在本文中,笔者首先介绍了商品房认购书的含义及特点,并且着重对商品房认购书的性质进行了分析。对于认
2、购书的性质,大多数人认为它应该属于预约合同,但也有的学者认为认购书是商品房买卖合同本身或是商品房买卖合同的从合同,或是没有法律效力的意向书或是要约。本文中笔者还专设章节探讨了商品房认购书的违约救济方式。在现行合同法框架内讨论定金罚则、损害赔偿、实际履行、违约金四种救济方式在商品房认购书纠纷中的运用。此外,商品房认购书纠纷的解决方式也是本文讨论的又一重点之一,在本文的最后一章中笔者着重讨论了:政府及主管部门提供相应立法支持,完善相关制度;司法部门应向保护购房者利益倾斜;民间组织也应发挥其应有的作用;发地产开发商应保持诚信,加速行业标准的形成;购房者需增强法律意识五种解决商品房认购书纠纷的方式。在
3、本文的最后一章中作者提出了在立法上明确承认预约合同效力等解决商品房认购书纠纷的建议,以期能丰富契约概念的内涵,完善契约立法体系内部的结构,并提出在我国合同法框架内设立预约制度的构想。希望能够以此促进商品房买卖市场的健康发展。【英文摘要】 Strictly speaking,the subscription certificates for commercial housing,is not s legal concept or a term which has been defined clearly.With development of real estate market in Chin
4、a,especially the wide acceptance of the presellment of commercial buildings,the subscription for commercial buildings becomes used progressively.Since Chinese laws on the subscription certificate do not define clearly,there exist different understanding both in jurisprudence and in judicial practice
5、 of its content,nature,effectiveness,deposite and responsibility bearing.In this paper,the author firstly introduces the meaning and features of the subscription certificates for commercial housing,and puts the importance on analysis the feature of the subscription certificates for commercial housin
6、g.When it comes to the nature of a subscription certificate,most people think it should be an appointment contract.But some others think it an attached contract to a commercial housing sale contract or a commercial housing sale contract itself.Still others regard it as a letter of intent without bin
7、ding force or an offer.A chapter discussed the methods of remedies for breaking the subscription for commercial buildings is set.Under the existing framework of the law of contract,they include deposit punishment rule,compensate for losses,compulsory performance,breach of contract damages.Besides,th
8、e other importance of this paper is the solution way of the disputes of the subscription certificates for commercial housing.In the last chapter,the author takes the focus on discussing the following content:The government and the competent authorities should provide the support of corresponding leg
9、islative to perfect the corresponding system; The judiciary should tend to protect the interests of housing buyers;Non-governmental organizations also should play their corresponding role;Real estate developers should keep the integrity to the formation of industry standards;the buyers should enhanc
10、e the legal awareness.In the last chapter the author suggests that existing Chinese legislation shall endorse the validities of the precontract.It will enrich the connotation of contract and improve the system of contract law in China.At last,the author proposes to develop the regulation over precon
11、tract in the framework of contract law in China.Thereby to promote the healthy development of the market of commercial housing sales.【中文关键词】 商品房认购书; 预约合同; 定金 【英文关键词】 Principle of Liability; Fault-Liability; Presumed-Fault Regulation【论文目录】摘要 5-6 Abstract 6 引言 9 一、商品房认购书的含义和特点 9-13 (一) 商品房认购书的含义 9-11
12、(二) 商品房认购书的特点 11-13 1.从定义得出的特点 11 2.同商品房买卖合同相比得出的特点 11-13 二、商品房认购书的法律性质研究 13-19 (一) 学理观点 13-14 (二) 观点辨析 14-15 1.商品房认购书不是意向书 14 2.商品房认购书不是商品房买卖合同 14 3.商品房认购书不是附条件的合同 14-15 4.商品房认购书不是商品房买卖合同的担保合同 15 (三) 本文观点 15-19 三、违反商品房认购书的救济方式 19-27 (一) 强制履行 19-21 (二) 定金责任 21-25 1.认购书中定金的责任和性质综述 21-22 2.认购书中的定金具有立约定金和违约定金的双重属性 22-25 (三) 损害赔偿 25-26 (四) 违约金 26-27 四、商品房认购书纠纷的解决 27-30 (一) 认购书纠纷的表现形式 27 (二) 认购书纠纷的解决方法 27-30 1.政府及主管部门提供立法支持 27-28 2.司法部门向保护购房者利益倾斜 28-29 3.民间组织发挥应有作用 29 4.开发商保持诚信 29 5.购房者增强法律意识 29-30 参考文献 31-34 致谢 34-35 研究生履历 35