民法规制炒房的立场、范围与限度——以近十年中国裁判文书网的涉炒房裁判为分析样本  

The Standpoint,Scope and Boundary of Regulating Real Estate Speculation by Civil Law--Taking the Real Estate Speculation Judgements of China Judgements Online in the Past Decade as an Example

作　　者：郭泽喆 Guo Zezhe

机构地区：[1]福建省厦门市思明区人民法院

出　　处：《荆楚法学》2023年第3期21-33,共13页Jingchu Law Review

摘　　要：对2010年以来中国裁判文书网公开的涉炒房裁判文书分析表明,各地法院审理涉炒房民事案件裁判标准各异,存在价值取向或有偏差、事实认定缺乏共识、法律规范适用失当等问题。民事审判中宽容炒房的倾向是个人主义方法及自由主义思潮影响私法适用的产物,应朝向社会公共维度予以纠偏。事实认定上,应将规避交易成本、增加交易频次的“不过户交易”定性为炒房,“指定第三方过户”及“全权委托公证”的“ABC单”是此类炒房行为的显著特征。目前尚不具备认定炒房违法无效的实定法条件,宜将“房住不炒”这一国家政策“转码”为公共秩序,经由民法典第153条第2款公序良俗条款引致,导入对炒房行为效力的评价过程,作出炒房违反公共秩序而背俗无效的定性。炒房无效的法律后果则应审慎把握“房住不炒”定位与诚信履约原则之间的衡平,注重保护善意买受人的合法权益,防止不诚信当事人利用合同无效制度获利。The analysis of the judgments related to real estate speculation disputes since 2010 shows that the judgment standards are different,such as value orientation deviation,lack of consensus on fact finding,contradictions in the application of law,and so on.Above situation is an impediment to"house is for living,not for speculation"to be practicable in judicial process,which has a negative impact on the judicial credibility.It is necessary to rectify the tolerant tendency towards real estate speculation.Focus needs to be made on regulating nontransfer ownership real estate transactions,which are aiming at avoiding transaction costs and increasing transaction frequency."Contract transferring to a designated third party"or"carte blanche notarized by notary office",which are called"ABC forms"are the most common method of real estate speculation.At present,there is no law which invalidates real estate speculation contract."House is for living,not for speculation"should be interpreted as the specific connotation of the abstract provisions of the civil code on the validity of contract.It can be concluded that real estate speculation violates the principle of public order and good custom,leading to the invalidity of the relevant contract.On the basis of adhering to the control goal of prohibiting real estate speculation,we should carefully grasp the balance between the positioning of‘House is for living,not for speculation’and the principle of good faith,and ensure the maximization of the interests of bona fide buyers in the return of property after the real estate speculation is invalid,and prevent dishonest parties from benefiting from the invalidity of the contract.

关 键 词：房住不炒 私法的公共性 公序良俗 无效民事法律行为 利益衡平 

分 类 号：D923[政治法律—民商法学]