本文選題：商品房預售廣告 + 違約責任��； 參考：《內(nèi)蒙古大學》2013年碩士論文

【摘要】：伴隨著商品房的快速銷售,房地產(chǎn)業(yè)的迅速發(fā)展,廣告作為這個時代一種威力無比的營銷工具,被廣泛用于商品房的銷售過程中�，F(xiàn)階段我國商品房銷售主要采取預售方式。商品房預售廣告便成為房地產(chǎn)開發(fā)商銷售商品房普遍采用的宣傳方式。由于商品房預售標的物是尚未建成或尚不存在的房屋,使得許多企圖謀取暴利的開發(fā)商利用這一特殊性發(fā)布虛假商品房預售廣告,誤導、欺騙購房者與其簽訂購房合同。此類糾紛頻頻出現(xiàn)且數(shù)量激增,不僅嚴重損害了購房者的利益,也擾亂了房地產(chǎn)市場的正常秩序。審判實踐中發(fā)現(xiàn),大多數(shù)商品房預售廣告的糾紛的爭議焦點源于對商品房預售廣告性質(zhì)的認定和開發(fā)商不履行廣告承諾的行為是否夠構(gòu)成欺詐,是否應對購房者進行雙倍賠償?shù)膯栴}。本文通過案例穿插引出問題出現(xiàn)的具體形式,結(jié)合理論梳理進行分析,從而總結(jié)出問題的具體解決方式。全文主要內(nèi)容如下： 第一部分從商品房預售廣告的種類及立法情況介紹了商品房預售廣告的現(xiàn)狀。由商品房預售廣告種類繁多及立法不完善的現(xiàn)狀分析出商品房預售廣告宣傳中存在廣告違反《廣告法》,廣告性質(zhì)認定存在分歧及是否應適用懲罰性賠償?shù)膯栴}。 第二部分通過案例引出商品房預售廣告性質(zhì)的認定問題。重點分析商品房預售廣告及宣傳資料的內(nèi)容哪些屬于要約邀請,哪些屬于要約。對于符合要約性質(zhì)的商品房預售廣告應視為合同內(nèi)容,開發(fā)商不履行合同或不適當履行合同的,應當承擔繼續(xù)履行、賠償損失的違約責任。 第三部分論述了虛假廣告的表現(xiàn)形式,提出認定虛假商品房預售廣告應從預售廣告的真實性及是否對購房者的認識構(gòu)成誤導兩方面進行判斷。如果開發(fā)商發(fā)布的虛假商品房預售廣告符合欺詐的構(gòu)成要件,開發(fā)商的行為就被認定為欺詐,購房者可以行使撤銷權,撤銷購房合同。開發(fā)商這種違反前合同義務的行為,給購房者造成信賴利益損失,應承擔締約過失責任。 第四部分主要論述了虛假商品房預售廣告發(fā)布者適用懲罰性賠償制度的確立問題。本部分首先從發(fā)布虛假商品房預售廣告屬于惡意行為,利益調(diào)整中應注重對購房者的救濟兩方面提出發(fā)布虛假商品房預售廣告適用懲罰性賠償?shù)牡谋匾�。其�?針對實踐中購房者主張適用《消費者權益保護法》不被支持的現(xiàn)狀,從三方面分析了購房者是具有消費者地位的。鑒于目前對開發(fā)商發(fā)布虛假商品房預售廣告是否適用懲罰性賠償?shù)哪：?建議擴大《最高人民法院關于審理商品房買賣合同糾紛案件適用法律若干問題的解釋》第9條的內(nèi)容,明確開發(fā)商發(fā)布虛假商品房預售廣告適用懲罰性賠償制度,以期更好的保護購房者的合法權益不受侵犯。
[Abstract]:With the rapid sale of commercial housing and the rapid development of real estate, advertising, as a powerful marketing tool in this era, is widely used in the process of sale of commercial housing. At this stage, the sale of commercial housing in China mainly adopts the way of pre-sale. Commercial housing pre-sale advertising has become the real estate developers to sell commercial housing generally adopted the way of publicity. Because the subject matter of commercial housing pre-sale is not built or does not exist, many developers who try to obtain huge profits make use of this particularity to issue false commercial housing pre-sale advertisements, mislead, and deceive buyers to sign a house purchase contract. The frequent and soaring number of such disputes not only seriously damaged the interests of buyers, but also disturbed the normal order of the real estate market. In the trial practice, it is found that the dispute over most commercial housing pre-sale advertising disputes stems from the recognition of the nature of the commercial pre-sale advertisement and whether the developer's failure to fulfill the advertising promise constitutes fraud. The question of whether buyers should be paid double compensation. In this paper, the concrete form of the problem is brought out by case insertion, and the analysis is carried out by combing the theory, and the concrete solution to the problem is summed up. The main contents of this paper are as follows: the first part introduces the current situation of commercial housing pre-sale advertising from the categories and legislation of commercial housing pre-sale advertising. Based on the present situation of various kinds of pre-sale advertisements and imperfect legislation of commercial housing, the author points out that there are some problems in advertising of commercial housing pre-sale, that is, the advertisement violates the "Advertising Law", the nature of the advertisement is found to be different and whether punitive damages should be applied. The second part leads to the identification of the nature of commercial housing pre-sale advertising through cases. Focus on the analysis of commercial housing pre-sale advertising and publicity materials which belong to the offer invitation, which belong to the offer. For the commercial housing pre-sale advertising in accordance with the nature of the offer should be regarded as the content of the contract. If the developer does not perform the contract or does not properly perform the contract, he shall continue to perform and compensate for the loss of breach of contract. The third part discusses the manifestation of false advertising, and puts forward that the determination of false commercial housing pre-sale advertising should be judged from two aspects: the authenticity of pre-sale advertisements and whether the understanding of the buyers is misleading. If the presale advertisement of the false commercial house issued by the developer accords with the constitutive requirements of fraud, the behavior of the developer is considered to be fraud, and the buyer can exercise the right of rescission and cancel the purchase contract. The developer's behavior of violating the pre-contract obligation causes loss of trust interest to the buyer and shall bear the responsibility of contracting negligence. The fourth part mainly discusses the establishment of punitive damages system. This part firstly puts forward the necessity of applying punitive compensation to publish false commercial housing pre-sale advertisement from two aspects of interest adjustment, which should be paid attention to the remedy to the buyers. Secondly, in view of the fact that the property buyers advocate that the Consumer Rights and interests Protection Law should not be supported in practice, this paper analyzes that the buyers have the status of consumers from three aspects. In view of the fuzziness of whether punitive damages are currently applicable to developers issuing pre-sale advertisements for false commercial housing, It is suggested that the Supreme people's Court should expand the interpretation of Article 9 of the Supreme people's Court on the legal issues applicable to the trial of disputes over the sale of commercial housing contracts, and clarify the system of punitive damages applicable to developers issuing false commercial housing pre-sale advertisements. In order to better protect the legitimate rights and interests of buyers from infringement.
【學位授予單位】：內(nèi)蒙古大學
【學位級別】：碩士
【學位授予年份】：2013
【分類號】：D922.294;D923.6

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本文編號：2092716