商品房认购合同法律规制研究-法律专业论文.docxVIP

摘要摘要 摘要 摘要 近几年，房地产市场价格波动频繁，引发了大量商品房买卖合同纠纷，伴随 房屋预售制度的实施，商品房认购合同纠纷也愈演愈烈。本文以合同法理论为 基础，结合司法实践调查，对商品房认购合同纠纷中涉及到的认购定金问题、 预约合同理论和违反认购合同的法律责任进行了论述，并在文章最后总结了合 同主体双方在签订认购合同时的法律风险防范和权利救济策略，以及在商品房 认购合同纠纷化解机制方面提出了立法、司法建议和行政性应对措施。 通过文本的论述，笔者着重提出了以下观点： l、商品房认购合同的性质应从签订认购合同的目的和内容的完整性程度来 界定。如果合同内容完备，当事人的真实意图是买卖而不是预约，则构成商品 房买卖合同。 2、商品房买卖认购合同中的定金，属于立约定金和违约定金，在有特别约 定情况下，构成解约定金。除了解约定金外，如果还有其他损失的应当赔偿损 失。 3、违反预约性质的认购合同承担缔约过失责任，违反买卖合同性质的认购 合同承担违约责任。缔约过失责任应赔偿信赖利益损失，信赖利益损失包含直 接经济损失和机会损失。机会信赖利益中的机会损失指的是诚信一方基于对另 一方的信赖而失去了与他人订立同一性质的机会，如果与他人订立同样的合同 并没有增加除缔约费用及利息意外的成本支出，则不存在机会损失。 4、要从根本上化解商品房认购合同纠纷必须保证审判机关规范商品房认购 合同纠纷的司法审理，政府机关应通过宏观调控规范我国房地产交易市场并严 厉打击商品房内部认购行为，同时缓和国家对民事行为的行政矛盾。 关键词：商品房认购合同预约合同定金缔约过失 AbstraetAbstract Abstraet Abstract In recent years，a large number of commercial houses contract disputes happened since the real estate market price fluctuates quite often．With the implementation of housing pre-sale system，the real estate contract disputes have become more and more severely．Based on the theory of contract law and investigation of juridical practice， this article discourses subscription deposit，pre—contract theory and breach of contract of liability concemed诚tll real estate contract dispute．Furthermore，this article not only make a conclusion about legal risk prevention and relief strategies of signing the subscription contract,but also offer legislative，judicial suggestions and administrative response measures in the aspect of resolving disputes． Here are the key views of this article： 1．The nature of subscription contract of commercial houses depends on the purpose and integrity of the contract．If the contents of the contract is complete，and the intention of the parties is to sell rather than reserve，it is contract of sales of commercial houses． 2．The deposit in subscription contract of commercial houses is divided into covenant deposit and contract-breaking deposit．The deposit will change into compensation deposit under special agreement．Besides compensation deposit，other losses shou