本文選題：房地產(chǎn)開發(fā) + 商品房銷售�。� 參考：《西南財(cái)經(jīng)大學(xué)》2013年碩士論文

【摘要】：隨著我國經(jīng)濟(jì)的不斷發(fā)展,房地產(chǎn)業(yè)儼然已成為經(jīng)濟(jì)發(fā)展不可或缺的組成部分,作為對國計(jì)民生有重要影響的綜合價(jià)值高的產(chǎn)業(yè),它具有自身的產(chǎn)業(yè)特點(diǎn),一方面,對于社會經(jīng)濟(jì)的發(fā)展具有很強(qiáng)的敏感性,受經(jīng)濟(jì)發(fā)展的影響較大；另一方面,它又屬于收益與風(fēng)險(xiǎn)均在高位的產(chǎn)業(yè),而且受很多不確定因素影響。正是基于這種自有的產(chǎn)業(yè)特點(diǎn),因而風(fēng)險(xiǎn)管理對房地產(chǎn)項(xiàng)目的開發(fā)經(jīng)營具有重大的影響,甚至決定著開發(fā)經(jīng)營的成敗。為此,要實(shí)現(xiàn)房地產(chǎn)項(xiàng)目開發(fā)經(jīng)營過程中的風(fēng)險(xiǎn)管理,應(yīng)當(dāng)在整個(gè)項(xiàng)目開發(fā)的不同階段,科學(xué)地評估和判斷各種風(fēng)險(xiǎn),將在各階段可能產(chǎn)生的變化趨勢、因素、以及各種風(fēng)險(xiǎn)狀態(tài)等情況進(jìn)行預(yù)測,事前采取一定的合理措施,為提高房地產(chǎn)開發(fā)經(jīng)營效益,將各個(gè)階段可能存在的風(fēng)險(xiǎn)盡量降低。而整個(gè)開發(fā)過程中的銷售環(huán)節(jié),對于房地產(chǎn)開發(fā)企業(yè)尤為重要,因?yàn)樗P(guān)系到房地產(chǎn)開發(fā)企業(yè)商業(yè)利益的實(shí)現(xiàn),以及能否在消費(fèi)者中樹立良好的企業(yè)聲譽(yù)。由此,筆者發(fā)現(xiàn),對銷售環(huán)節(jié)的法律風(fēng)險(xiǎn)管理研究,對于房地產(chǎn)開發(fā)企業(yè)具有很強(qiáng)的現(xiàn)實(shí)意義,同時(shí)也有助于房地產(chǎn)市場的有序發(fā)展。 自上世紀(jì)90年代以來,商品房銷售經(jīng)歷了熱銷—滯銷—理性銷售的這樣一個(gè)過程,房地產(chǎn)市場競爭日益激烈,特別是自2003年以來,隨著宏觀層面上的經(jīng)濟(jì)政策、土地限制政策、銀行貸款政策等限制政策的頒布,在房地產(chǎn)開發(fā)、建設(shè)、銷售、物業(yè)管理的各個(gè)環(huán)節(jié),都使房地產(chǎn)開發(fā)企業(yè)面臨綜合實(shí)力和規(guī)范運(yùn)營能力的全面、嚴(yán)峻的考驗(yàn),這些考驗(yàn)均可對應(yīng)為相關(guān)的法律風(fēng)險(xiǎn),而這些法律風(fēng)險(xiǎn)又屬于系統(tǒng)性風(fēng)險(xiǎn),往往使房地產(chǎn)開發(fā)企業(yè)“一著不慎,滿盤皆輸”。因此,更加理性和穩(wěn)健將成為整個(gè)房地產(chǎn)業(yè)風(fēng)險(xiǎn)管理的新變化。 然而,房地產(chǎn)項(xiàng)目的開發(fā)經(jīng)營包括眾多環(huán)節(jié),無論是項(xiàng)目前期的市場分析、項(xiàng)目選址、項(xiàng)目分析與設(shè)計(jì)、資金籌集、項(xiàng)目用地申請、土地招拍掛、及可能的房屋拆遷,還是中后期涉及的建設(shè)工程招投標(biāo)、工程施工、房地產(chǎn)營銷與策劃、物業(yè)服務(wù)等等,各環(huán)節(jié)都是相互聯(lián)系的,這是一個(gè)動(dòng)態(tài)且復(fù)雜的過程,此過程中存在各種風(fēng)險(xiǎn)。風(fēng)險(xiǎn)大致可簡單歸納為以下四方面：①宏觀經(jīng)濟(jì)調(diào)控的風(fēng)險(xiǎn)；②項(xiàng)目開發(fā)的法律風(fēng)險(xiǎn)；③市場變化的風(fēng)險(xiǎn)；④不可抗力風(fēng)險(xiǎn)。四個(gè)風(fēng)險(xiǎn)中,除法律風(fēng)險(xiǎn)外,其余三個(gè)風(fēng)險(xiǎn)都是房地產(chǎn)開發(fā)企業(yè)無法控制的,僅能作事先預(yù)測并盡可能地避免它發(fā)生。從一定程度上看,法律風(fēng)險(xiǎn)是最容易控制和防范的,但也是最有可能發(fā)生的風(fēng)險(xiǎn)。盡管大部分房地產(chǎn)開發(fā)企業(yè)不希望各種法律風(fēng)險(xiǎn)發(fā)生,可是任何一個(gè)房地產(chǎn)開發(fā)企業(yè),只要在房地產(chǎn)市場中運(yùn)作,那么,就會不無例外的需要面對各種法律風(fēng)險(xiǎn)。 法律風(fēng)險(xiǎn)是房地產(chǎn)開發(fā)企業(yè)多種經(jīng)營風(fēng)險(xiǎn)中最易被忽視的一種風(fēng)險(xiǎn),在此,有必要提醒房地產(chǎn)開發(fā)企業(yè)在經(jīng)營中,特別是在銷售環(huán)節(jié)中注意識別法律誤區(qū)與盲點(diǎn),以防范法律風(fēng)險(xiǎn)的發(fā)生,避免糾紛,減少損失。在整個(gè)房地產(chǎn)開發(fā)經(jīng)營流程中具有不同的階段,首先,是項(xiàng)目立項(xiàng)、土地出讓、辦理規(guī)劃許可等前期一系列工作；其次,是工程建設(shè)具體實(shí)施階段,即工程的勘察、設(shè)計(jì)、施工；再次,是商品房的交易(含預(yù)售和現(xiàn)售)；最后是物業(yè)管理。房地產(chǎn)開發(fā)企業(yè)在各階段所面臨的風(fēng)險(xiǎn)均是不相同的,但在操作層面的法律風(fēng)險(xiǎn),主要集中于工程建設(shè)實(shí)施階段與商品房交易階段。 房地產(chǎn)銷售并非是相對穩(wěn)定且靜態(tài)的,恰恰相反,這個(gè)過程具有相當(dāng)?shù)膹?fù)雜性。因此,銷售過程中,房地產(chǎn)開發(fā)企業(yè)應(yīng)該對整個(gè)銷售環(huán)節(jié)進(jìn)行多角度的審視與把控,同時(shí),需要積極充分地發(fā)揮風(fēng)險(xiǎn)管理的作用,對銷售過程中存在和可能發(fā)生的風(fēng)險(xiǎn)予以評估、分析、處理,樹立有效的風(fēng)險(xiǎn)防范意識,建立安全高效的風(fēng)險(xiǎn)防范機(jī)制,這樣才能使房地產(chǎn)開發(fā)企業(yè)妥當(dāng)?shù)靥幚硐鄳?yīng)的風(fēng)險(xiǎn),從而在激烈的市場上處于更有利的地位,最終順利實(shí)現(xiàn)商業(yè)目的。鑒于房地產(chǎn)行業(yè)資金密集型、開發(fā)周期長、政策因素影響大等特點(diǎn),如忽略房地產(chǎn)銷售過程中存在或潛在的風(fēng)險(xiǎn)管理,后果不堪設(shè)想,輕者致使房地產(chǎn)開發(fā)企業(yè)面臨重大經(jīng)營危機(jī),重者可能直接導(dǎo)致企業(yè)面臨生存問題。但是,從目前我國房地產(chǎn)開發(fā)的現(xiàn)狀看,大部分房地產(chǎn)開發(fā)企業(yè)均面臨一個(gè)較為嚴(yán)峻的問題,即忽略具體環(huán)節(jié)的管理問題,將精力主要著眼于開發(fā)。尤其是對具體環(huán)節(jié)的風(fēng)險(xiǎn)管理工作忽略過多,主要體現(xiàn)在風(fēng)險(xiǎn)管理的意識淡薄、理念落后,這將不利于防范、處理此過程中的各種風(fēng)險(xiǎn),可能致使整個(gè)項(xiàng)目最終的商業(yè)價(jià)值無法實(shí)現(xiàn),進(jìn)而導(dǎo)致項(xiàng)目開發(fā)失敗。從另外一個(gè)角度看,房地產(chǎn)開發(fā)企業(yè)注重銷售過程中的風(fēng)險(xiǎn)管理,特別是法律風(fēng)險(xiǎn)管理,則顯得更為重要。 經(jīng)過調(diào)研發(fā)現(xiàn),對房地產(chǎn)開發(fā)經(jīng)營的研究中,主要的研究領(lǐng)域集中于開發(fā)經(jīng)營流程中的工程建設(shè),以及項(xiàng)目開發(fā)中涉及的融資與稅務(wù)等問題,譬如關(guān)于土地管理制度的比較研究、房屋征收補(bǔ)償與訴訟救濟(jì)、建設(shè)工程施工合同的法律操作、房地產(chǎn)項(xiàng)目融資法律風(fēng)險(xiǎn)管理等等,而對于銷售環(huán)節(jié)中存在的各中風(fēng)險(xiǎn)的識別、分析,卻少有研究,特別是法律風(fēng)險(xiǎn)防范與管理更是少有人涉及。結(jié)合所學(xué)以及自身工作經(jīng)驗(yàn),加上對相關(guān)法律法規(guī)及政策的調(diào)研,筆者欲從房地產(chǎn)項(xiàng)目開發(fā)現(xiàn)狀及背景出發(fā),以法律風(fēng)險(xiǎn)管理等基本術(shù)語的概念著手,根據(jù)實(shí)際案例與相關(guān)法律法規(guī),以銷售前期準(zhǔn)備、銷售過程、銷售后期為時(shí)間脈絡(luò),將房地產(chǎn)開發(fā)企業(yè)在銷售過程中存在的法律風(fēng)險(xiǎn)進(jìn)行梳理并分析,讓房地產(chǎn)開發(fā)企業(yè)即開發(fā)商對銷售環(huán)節(jié)中存在的法律風(fēng)險(xiǎn)有更清晰的認(rèn)識,提高其在該環(huán)節(jié)的法律風(fēng)險(xiǎn)管理意識,也為提高房地產(chǎn)開發(fā)企業(yè)在銷售環(huán)節(jié)中的法律風(fēng)險(xiǎn)管理水平盡一份綿薄之力。 隨著經(jīng)濟(jì)快速發(fā)展以及改革開放的不斷深化,房地產(chǎn)開發(fā)企業(yè)想要在激烈的市場競爭中處于不敗之地,就必須注重在銷售環(huán)節(jié)中的法律風(fēng)險(xiǎn)管理,制定有效的防范機(jī)制,明確企業(yè)的方向和目標(biāo),才能使企業(yè)在整個(gè)經(jīng)營活動(dòng)中有條不紊的穩(wěn)步前進(jìn)。值得一提的是,房地產(chǎn)銷售環(huán)節(jié)在整個(gè)房地產(chǎn)項(xiàng)目開發(fā)經(jīng)營過程中的作用和地位己顯而易見,注重在此環(huán)節(jié)中的法律風(fēng)險(xiǎn)管理,對于房地產(chǎn)開發(fā)企業(yè)具有十分重要的意義。一方面,可以增強(qiáng)企業(yè)的風(fēng)險(xiǎn)意識與管理水平,使得經(jīng)營管理更加科學(xué)、有效,減少不必要的糾紛；另一方面,通過效率的提高亦使企業(yè)的經(jīng)濟(jì)效益得到無形的提升,使得企業(yè)管理模式得到升華,這無疑是對企業(yè)自身核心競爭力的建設(shè)。為此,筆者在學(xué)習(xí)研究參考文獻(xiàn)的基礎(chǔ)上,再結(jié)合自身工作經(jīng)驗(yàn),對房地產(chǎn)開發(fā)企業(yè)在銷售環(huán)節(jié)中面臨的法律風(fēng)險(xiǎn)問題進(jìn)行研究,在材料選擇方面,注重法律風(fēng)險(xiǎn)管理與有關(guān)法律法規(guī)及現(xiàn)實(shí)案例的結(jié)合,強(qiáng)調(diào)房地產(chǎn)開發(fā)企業(yè)在銷售環(huán)節(jié)中的法律風(fēng)險(xiǎn)管理,應(yīng)當(dāng)當(dāng)重視對相關(guān)法律法規(guī)的熟悉與利用,這樣,才能將法律風(fēng)險(xiǎn)管理落實(shí)到具體工作中。
[Abstract]:With the continuous development of China's economy, the real estate industry has become an integral part of the economic development. As an industry which has an important impact on the national economy and the people's livelihood, it has its own industrial characteristics. On the one hand, it has a strong sensitivity to the development of the society and economy, and is greatly influenced by the economic development; the other is the other. On the other hand, it belongs to the industry with high income and risk, and is influenced by many uncertain factors. It is based on its own industrial characteristics, so the risk management has a great influence on the development and management of real estate projects, and even determines the success or failure of the development and management. Risk management should scientifically evaluate and judge various risks in the different stages of the whole project development, forecast the possible changes, factors, and various risk states that may arise at each stage, and take certain reasonable measures to improve the benefits of real estate development and management, and make the possible risks in each stage. The whole development process is particularly important for the real estate development enterprises, because it is related to the realization of the commercial interests of the real estate development enterprises and the good corporate reputation of the consumers. Therefore, the author finds that the research on the legal risk management of the sales links is for the real estate development enterprises. It has a strong practical significance, but also contributes to the orderly development of the real estate market.
Since the 90s of last century, the sale of commercial housing has experienced a process of hot selling, unselling and rational selling, and the competition in the real estate market is increasingly fierce, especially since 2003. With the macro level of economic policy, land restriction policy, bank loan policy and other restrictive policies, the real estate development, construction, sales, and materials have been developed. All aspects of the industry management make the real estate development enterprises face the comprehensive strength and the standard operation ability of the comprehensive, severe test, these tests can correspond to the relevant legal risks, and these legal risks are systematic risks, and often make the real estate development enterprises "inadvertent, all over the world". Therefore, more rational and stable. The athletes will become a new change in the risk management of the whole real estate industry.
However, the development and management of the real estate project includes many links, whether it is the market analysis in the early stage of the project, the location of the project, the analysis and design of the project, the fund raising, the application of the project land, the hanging of the land, the possible demolition of the house, the construction project bidding, the construction of the project, the real estate marketing and planning, and the property service. And so on, each link is interrelated, this is a dynamic and complex process, and there are various risks in this process. The risk can be roughly summed up in the following four aspects: (1) the risk of macroeconomic regulation and control; (2) the legal risk of the development of the project; (3) the risk of the market change; (4) the irresistible risk. Among the four risks, the division law Outside the risk, the other three risks are uncontrollable by real estate developers and can only be predicted in advance and avoid it as much as possible. To a certain extent, legal risk is the easiest to control and prevent, but it is the most likely risk. Although most real estate developers do not want various legal risks, but Any real estate development enterprise, as long as it operates in the real estate market, will face all kinds of legal risks without exception.
Legal risk is one of the most easily neglected risks in the various business risks of real estate development enterprises. It is necessary to remind real estate development enterprises to recognize the misunderstandings and blind spots in the operation, especially in the sales link, in order to prevent the occurrence of legal risks, avoid disputes and reduce losses. There are different stages, first of all, project projects, land transfer, planning permission and a series of previous work; secondly, the concrete implementation stage of the project construction, that is, the engineering investigation, design, construction; again, the commercial housing transactions (including pre sale and present sale); finally the property management. Real estate development enterprises in various stages of the face of the real estate industry. The risks are different, but the legal risks at the operational level are mainly concentrated in the stage of construction implementation and commercial housing transactions.
Real estate sales are not relatively stable and static. On the contrary, the process is quite complex. Therefore, in the process of sales, the real estate development enterprises should take a multi angle survey and control on the whole sales link. At the same time, it is necessary to give full play to the role of wind insurance management, and the existence and possible occurrence of the sales process. Risk assessment, analysis, processing, establish an effective risk prevention awareness, establish a safe and efficient risk prevention mechanism, so that the real estate development enterprises can properly deal with the corresponding risks, thus in the fierce market in a more favorable position, and ultimately the successful realization of commercial purposes. In view of the real estate industry capital intensive, The development cycle is long and the policy factors are greatly influenced, such as ignoring the existence or potential risk management in the process of real estate sales, the consequences can be unimaginable. The light causes the real estate development enterprises to face a major business crisis. The heavy ones may directly lead to the existence of the enterprises. The real estate development enterprises are faced with a more serious problem, that is to ignore the management problems of specific links and focus their attention on the development. In particular, the overlook of risk management in specific links is overlooked, which is mainly reflected in the weak awareness of risk management and the backward concept. This will not help to prevent and deal with all kinds of risks in this process. As a result, the final commercial value of the whole project can not be realized, which leads to the failure of the project development. From another point of view, the real estate development enterprise pays more attention to the risk management in the process of sales, especially the legal risk management.
Through the investigation, it is found that in the research of real estate development and management, the main research areas are focused on the construction of the project in the development and management process, as well as the financing and tax issues involved in the project development, such as the comparative study of the land management system, the compensation for housing expropriation and litigation relief, and the legal operation of the construction contract of the construction project. Real estate project financing legal risk management and so on, and the identification and analysis of the risks existing in the sales link, but few research, especially the legal risk prevention and management are less involved. Combined with the study and own work experience, and the relevant legal regulations and policies, the author wants to develop the real estate project. Starting from the current situation and background, starting with the concept of basic terms such as legal risk management, according to the actual cases and relevant laws and regulations, the legal risks existing in the sale process of real estate development enterprises are combed and analyzed, and the real estate development enterprises are the developers, that is, the real estate development enterprise, that is the developer, according to the actual cases and relevant laws and regulations. There is a clearer understanding of the legal risks existing in the sales link, and the awareness of the legal risk management in this link is raised, as well as a modest effort to improve the level of the legal risk management of the real estate development enterprises in the sales link.
With the rapid development of the economy and the deepening of reform and opening up, the real estate development enterprises want to be in an invincible position in the fierce market competition. They must pay attention to the legal risk management in the marketing link, make effective prevention mechanism, clear the direction and target of the enterprise, and make the enterprise orderly in the whole business activities. It is worth mentioning that the role and position of real estate sales in the whole development and management of real estate project has been obvious. It is of great significance for the real estate development enterprise to pay attention to the legal risk management in this link. On the one hand, it can enhance the risk awareness and management level of the enterprise, and make it make sure that the enterprise's risk awareness and management level can be strengthened. The management of the camp is more scientific and effective, reducing unnecessary disputes; on the other hand, through the improvement of efficiency, the economic benefit of the enterprise can be improved invisible, and the enterprise management model is sublimated. This is undoubtedly the construction of the core competitiveness of the enterprise. To make a study of the legal risks faced by the real estate development enterprises in the sale link, and to select the material choice, pay attention to the combination of legal risk management and the relevant laws and regulations and actual cases, and emphasize the legal risk management of the real estate development enterprises in the sales link, and should pay attention to the familiarity with the relevant laws and regulations. In this way, we can carry out legal risk management into concrete work.
【學(xué)位授予單位】：西南財(cái)經(jīng)大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2013
【分類號】：D922.29;F299.233.4

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