房屋买卖居间合同中双边道德风险的法律规制
发布时间:2018-06-02 01:10
本文选题:居间合同 + 信息不对称 ; 参考:《西南政法大学》2013年硕士论文
【摘要】:随着我国房地产市场的飞速发展,二手房买卖中的居间活动也越来越频繁。房屋买卖居间人不断向专业化、职业化方向发展。在房屋买卖居间合同中由于双方当事人在信息上的不对称,信息优势一方容易出现机会主义倾向,损害对方当事人的利益,也就是所谓的道德风险问题。在信息优势相对化的情况下,道德风险的出现并不是单边的,任何时间、任何情形下,具有信息优势的任何一方合同当事人都有机会主义的冲动。因此,房屋买卖居间合同中道德风险是双边的。实践中的案例越来越多地证实这一问题。针对居间合同的立法,我国现有的《合同法》却假设只有居间人出现道德风险问题,因此在合同权利义务设计上倾向性地对居间人设定更多的义务,加剧了双方当事人在信息、地位上的不平等,有失合同法公平、公正的价值追求。对于房屋买卖居间合同中出现的双边道德风险问题,要从合同法努力克服信息不对称,维护合同当事人利益公平的调整目标出发,调整当事人间的权利义务关系,以实现当事人双方在信息、地位上的均衡。 本文主要分为四个部分。第一部分首先通过对居间合同法律构造的分析,指出居间合同在居间报酬取得的不确定性和委托人给付义务的附条件性两个方面体现其特殊性。进而在此基础上分析得出,在其他合同中也会出现的双边道德风险在居间合同显得尤为突出并指出了居间合同中双边道德风险的表现。此部分的论述也将为后卫的展开奠定理论基础。第二部分则是对我国居间有关立法不足的分析。在此部分主要是以我国《合同法》第二十三章居间合同的规定为着眼点,从居间合同中双方当事人权利义务的架构上指出现有立法的不足。在此部分的最后,还针对本文要讨论的房屋买卖居间领域的特别法上的不足进行了简要的分析。第三部分是本文的重点之一,,主要内容是将居间合同中的双边道德风险问题具体化到房屋买卖居间领域,指出双边道德风险在房屋买卖居间领域存在的主要样态。具体来说,在居间人一方就主要表现为居间人隐瞒重要事实或者提供虚假信息促成委托人交易成立以获取居间报酬;在委托人一方则是在房屋买卖居间领域愈发频繁的“跳单”现象和隐瞒或提供虚假信息骗取交易成功,最终损害居间人利益。第四部分是对上述房屋买卖居间合同领域存在的双边道德风险的法律规制,共分两个方面展开,一方面是从立法上进行规制,另一方面则是从制度建设方面进行完善。在立法上,主要是重在适应时代发展需求,摆正立法的理论取向,努力实现居间合同当事人双方在权利义务上的对等。具体上是三大建议即明确居间人如实告知义务的范围、规定居间人的积极调查义务和委托人的如实告知义务。制度上则从房屋买卖居间整个行业领域出发,结合行业实际和发展需要,完善相关制度,从制度上对双边道德风险进行防范。
[Abstract]:With the rapid development of the real estate market in China, the intermediary activities in the second-hand housing business are becoming more and more frequent. The occupants of the houses and sellers continue to be professionalized and professionally developed. In the housing contract, the information superiority of the parties is easy to appear opportunistic and damage the other party. In the case of information superiority, the emergence of moral risk is not unilateral. In any case, any party with the advantage of information has an opportunistic impulse. Therefore, the moral risk in the housing contract is bilateral. There are more and more cases in which the cases are in practice. In accordance with the legislation of the contract of residence, the existing contract law of our country assumes that only the middleman have moral hazard, so it tends to set more obligations to the interperson in the design of the contract rights and obligations, which aggravates the inequality and loss of the parties in the information and status. In order to achieve the balance between the parties in the information and the status of the parties, we should try to overcome the information asymmetry in the contract law and maintain the adjustment goal of the fairness of the parties' interests from the contract law.
The first part is divided into four parts. First, through the analysis of the legal structure of the inter contract, the author points out that the inter contract is special in the two aspects of the uncertainty of the acquisition of the intermediary remuneration and the conditionality of the principal's payment obligation. On this basis, it is concluded that the bilateral moral wind will appear in other contracts. In the second part, the second part is the analysis of the insufficiency of the relative legislation in our country. This part mainly focuses on the provisions of the contract law of China and the twenty-third chapter of the residence contract. In the end of this part, a brief analysis is made on the shortage of the special law in the area of housing business in this article. The third part is one of the key points of this article, the main content is the bilateral moral wind in the inter contract contract. The problem of insurance is specific to the area of house and sale, and points out the main pattern of bilateral moral hazard in the area of house and sale. In particular, the one side of the broker is that the interperson party mainly shows that the broker conceals the important facts or provides false information to facilitate the entrustment transaction to obtain the interbrokerage remuneration. The more frequent "jump single" phenomenon and the concealment or false information fraud in the housing market are successful, which ultimately damages the interests of the interperson. The fourth part is the legal regulation of the bilateral moral risks in the field of the housing contract, which is divided into two aspects, on the one hand, the other is the legislative regulation, the other is the other. The aspect is to improve the system construction. In legislation, it is mainly to adapt to the needs of the development of the times, correct the theoretical orientation of the legislation and strive to realize the reciprocity of both parties in the rights and obligations of the parties to the contract. In particular, the three major suggestions are to clear the scope of the truthfully informing obligations of the interman and provide the positive meaning of the interperson. On the system, we should set out from the housing business in the whole industry field, combine the practical and development needs of the industry, perfect the relevant system, and prevent the bilateral moral hazard from the system.
【学位授予单位】:西南政法大学
【学位级别】:硕士
【学位授予年份】:2013
【分类号】:D923.6
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