中国购房者集体断供:房屋预售模式的风险失衡及其法律应对  

Chinese homebuyers’ Mortgage Boycotts:Risk Imbalance of Pre-sale Housing Model and its Legal Countermeasure

作　　者：李建伟[1] 李欢[1] Li Jianwei;Li Huan(China University of Political Science and Law,Beijing 100089,China)

机构地区：[1]中国政法大学民商经济法学院,北京100089

出　　处：《河南师范大学学报（哲学社会科学版）》2023年第4期55-62,共8页Journal of Henan Normal University(Philosophy and Social Sciences)

基　　金：国家社会科学基金重大项目(20ZDA044);中国政法大学博士创新实践专项项目(X2021BSCX04)。

摘　　要：2022年伊始,多地因开发商资金链断裂、楼盘项目停工,引发购房者集体断供,房屋预售模式负面效应凸显。预售模式的设计初衷是优先解决房企的融资问题,并未充分斟酌房企、银行与购房者的风险分担。期房交易中,由于标的物的非现实性和合同履行的非即时性,房企利用其在交易信息、经济实力、商谈能力等方面的优势,逃避或转移部分预售风险,使得房屋预售模式异化为购房者单边风险负担。为此,应构建开发商、银行、购房者三方公平合理的风险共担机制。具体措施包括:探索预售资金的多元监管机制,完善预售资金的信息披露制度;完善物权期待权保护体系,优先保护善意购房者的利益;重塑购房者与银行之间的法律关系为Mortgage模式,若购房者因房屋未交付而选择断供,在法律上可不受后续还款义务的约束;增加银行与房企之间的担保约定,将购房者还贷意愿与房企的履约能力绑定;为限制房企将预售款获利挪用,应增加房企偿债能力约定、引入违约责任保险或违约惩罚赔偿。At the beginning of 2022,due to the break of developers’capital chain and the suspension of real estate projects in many places,the collective supply of home buyers is cut off,and the negative effects of the housing presale model are prominent.The housing presale model is designed to give priority to solve the financing problem of housing enterprises,not fully considered the risk sharing between housing enterprises,banks and buyers.Due to the unrealisticness of the subject matter and the non-concurrent performance of the contract,housing enterprises take advantage of their advantages in transaction information,economic strength and negotiation ability to evade or transfer part of the presale risk,which makes the presale agreement become a unilateral risk sharing mechanism for home buyers.In order to build a fair and reasonable risk-sharing mechanism among housing enterprises,banks and homebuyers,the suggestions include:Explore the multiple supervision mechanism of presale funds and perfect the information disclosure system of presale funds;Perfect the protection system of property expectation right,and give priority to protecting the interests of bona fide homebuyers;The legal relationship between the house buyer and the bank is reshaped into the Mortgage model.If the house buyer chooses to break the mortgage due to the undelivered house,he is not legally bound by the subsequent repayment obligation;Increase the guarantee agreement between banks and real estate enterprises,and bind the willingness of homebuyers to repay the loan and the ability of real estate enterprises to perform the contract;In order to restrict the real estate enterprises to misappropriate the profit from the presale funds,it is necessary to increase the agreement on the solvency of the real estate enterprises,introduce liability insurance or penalty compensation for breach of contract.

关 键 词：商品房预售模式 风险共担 物权期待权 按揭贷款 集体断供 

分 类 号：D923.2[政治法律—民商法学]