凶宅买卖的效果构造  

How to Define a “Haunted House” in Its Transaction

作　　者：尚连杰[1] 

机构地区：[1]南京大学法学院,南京210093

出　　处：《南京大学学报（哲学．人文科学．社会科学）》2017年第5期40-50,共11页Journal of Nanjing University(Philosophy,Humanities and Social Sciences)

基　　金：国家社会科学基金青年项目(16CFX055);中国博士后科学基金面上资助项目(2016M591804)

摘　　要：凶宅应被界定为发生过非正常死亡事件的房屋。在制定相关法规时,除当事人另有约定外,可根据信息重要性、披露可能性、期待合理性及信赖紧密度四个要素判断是否应告知凶宅信息。对于凶宅买卖合同,买受人可援引关于欺诈或者重大误解的规定撤销合同。房屋内发生非正常死亡事件属于瑕疵,出卖人应承担瑕疵担保责任。因出卖人缔约前违反告知义务,应负缔约过失责任。买受人可撤销合同并主张缔约过失责任;若维持合同效力,则瑕疵担保责任可排他适用。对于房屋系凶宅这一情况,应有条件地承认房屋居间人的调查义务。当房屋居间人违反告知或未尽调查义务时,如果其与出卖人存在共同故意,则买受人可选择主张违约责任或侵权责任;如果房屋居间人存在过失,则仅负违约责任。A'haunted house'is defined as one where unnatural death/s occurred.In making relevant regulations,a'haunted house,'if not otherwise defined,may be confirmed according to such as importance of information,possibility for disclosure,rationality in expectation and extant in trust.The buyer has the right to withdraw by citing provisions on fraud or significant misunderstanding.An unnatural death,which occurred in a house,is but a defect,about which the seller should assume guarantee liability for breaching the duty of informing before contracting,thus bearing contracting fault liability.The buyer can claim contracting fault liability after withdrawing contract.If validity of a contract is maintained,the guarantee liability about defect should be applied exclusively.A housing broker’s duty to investigate a'haunted house'should be recognized conditionally.When a broker breaks the duty to inform or fails to investigate,sharing a common intention with the seller to cover the fact of a'haunted house',the buyer may choose to claim liability for breach of contract or tort liability.A broker assumes only the liability for breach of contract when he commits negligence.

关 键 词：凶宅买卖 缔约过失责任 瑕疵担保责任 房屋居间人 违约责任 

分 类 号：D923.6[政治法律—民商法学]