已预售商品房项目转让中预购人权利保护的模式选择--以11省(市)商品房管理条例为分析对象  

Mode Selection of Pre-purchaser's Right Protection in the Transfer of Pre-sold Commercial Housing Project-Taking 11 Provinces(Cities)Commercial Housing Management Regulations as the Analysis Object

作　　者：刘杰勇 Liu Jieyong

机构地区：[1]北京大学法学院

出　　处：《中国不动产法研究》2021年第1期277-288,共12页Research on Real Estate Law of China

摘　　要：在民商事交易中,契约缔结应坚持私法自治原则,政府尽量减少干预。但是在已预售商品房项目转让交易中,预购人由于信息不对称、信息理解和处理能力、谈判能力与集体决策难题等方面的弱势,则需要法律预设交易安排制度保护其合法权益。通过分析11省(市)商品房交易管理条例,已预售商品房项目转让中预购人权利保护模式可分为无权利模式、消极权利模式与积极权利模式。三种模式都有不足,理想模式应是:项目转让协议在满足已预售商品房面积2/3以上的预购人同意时生效,少数持相反意见的预购人可解除商品房预售合同。若预购人坚持不行使合同解除权,并催告原预售人继续履约,合同陷入僵局的,原预售人可请求法院或仲裁机构终止合同权利义务关系,并承担违约责任。In civil and commercial transactions,the conclusion of contracts should adhere to the principle of private law autonomy,and the government should minimize intervention.However,in the transfer transaction of pre-sold commercial housing projects,pre-purchasers need to preset transaction arrangement system to protect their legitimate rights and interests due to weaknesses of information asymmetry,information understanding and processing ability,negotiation ability and collective decision-making difficulties.Through analysis of 11 provinces(cities)commercial housing transaction management regulations,the rights protection mode of pre-purchasers can be divided into no rights mode,negative rights mode and positive rights mode.All three models have shortcomings.The ideal model should be:the project transfer agreement is valid on the basis of the agreement of more than two-thirds of the pre-sold commercial housing area,and a few pre-purchasers with opposite opinions can rescind the pre-sale contract of the commercial housing.If the pre-purchaser insists not to exercise the right to rescind the contract and urges the original pre-seller to continue to perform the contract,and the contract is deadlocked,the original pre-seller may request the court or arbitration institution to rescind the contract and bear the liability for breach of contract.

关 键 词：商品房预售 预购人 项目转让 合同解除 

分 类 号：D923.6[政治法律—民商法学]