論文提要：隨(sui)著我國房(fang)(fang)(fang)(fang)地產業(ye)(ye)的(de)(de)(de)迅速升溫，其(qi)(qi)中涉及房(fang)(fang)(fang)(fang)屋拆遷安置補(bu)(bu)償(chang)、商品(pin)房(fang)(fang)(fang)(fang)買(mai)賣、集資房(fang)(fang)(fang)(fang)、房(fang)(fang)(fang)(fang)改(gai)房(fang)(fang)(fang)(fang)交(jiao)易(yi)、物(wu)業(ye)(ye)管(guan)理(li)(li)等(deng)糾紛(fen)(fen)(fen)案件越(yue)來越(yue)多地起訴(su)(su)到法(fa)(fa)院(yuan)。筆(bi)者(zhe)認(ren)為(wei)，在處(chu)理(li)(li)房(fang)(fang)(fang)(fang)屋拆遷安置補(bu)(bu)償(chang)糾紛(fen)(fen)(fen)時，應(ying)確(que)保拆遷人與(yu)被拆遷人之間具有真(zhen)正法(fa)(fa)律(lv)(lv)意義(yi)上的(de)(de)(de)平(ping)等(deng)關系(xi)。在處(chu)理(li)(li)商品(pin)房(fang)(fang)(fang)(fang)買(mai)賣合同糾紛(fen)(fen)(fen)時，對(dui)(dui)證據(ju)承(cheng)擔：法(fa)(fa)官可根(gen)據(ju)一方當事人的(de)(de)(de)申請，簽發調(diao)查令，其(qi)(qi)委托(tuo)律(lv)(lv)師可到有關部(bu)門調(diao)查取證；對(dui)(dui)“按揭”糾紛(fen)(fen)(fen)：一是(shi)合并(bing)審(shen)理(li)(li)原則(ze)(ze)，二(er)是(shi)平(ping)等(deng)保護原則(ze)(ze)，三(san)是(shi)權(quan)利(li)優先原則(ze)(ze)；對(dui)(dui)欺詐認(ren)定和處(chu)理(li)(li)：除依《解(jie)釋(shi)(shi)》規(gui)定適用(yong)(yong)(yong)懲罰性賠償(chang)外，其(qi)(qi)他欺詐行(xing)為(wei)也應(ying)適用(yong)(yong)(yong)。在處(chu)理(li)(li)集資房(fang)(fang)(fang)(fang)等(deng)交(jiao)易(yi)糾紛(fen)(fen)(fen)時，應(ying)對(dui)(dui)權(quan)利(li)進行(xing)法(fa)(fa)律(lv)(lv)定位(wei)，盡(jin)快取消上市交(jiao)易(yi)的(de)(de)(de)各種(zhong)限制，制定具體(ti)實施辦(ban)法(fa)(fa)和出臺司法(fa)(fa)解(jie)釋(shi)(shi)。在物(wu)業(ye)(ye)管(guan)理(li)(li)立法(fa)(fa)上，應(ying)重新確(que)立物(wu)業(ye)(ye)管(guan)理(li)(li)的(de)(de)(de)主體(ti)，注重立法(fa)(fa)模式的(de)(de)(de)選擇以及業(ye)(ye)主委員(yuan)會產生的(de)(de)(de)程(cheng)序和運作方式；在審(shen)理(li)(li)物(wu)業(ye)(ye)管(guan)理(li)(li)糾紛(fen)(fen)(fen)案件時，要根(gen)據(ju)不同的(de)(de)(de)物(wu)業(ye)(ye)管(guan)理(li)(li)糾紛(fen)(fen)(fen)的(de)(de)(de)表現形(xing)式，準確(que)把握其(qi)(qi)訴(su)(su)訟管(guan)轄、訴(su)(su)訟主體(ti)、法(fa)(fa)律(lv)(lv)適用(yong)(yong)(yong)等(deng)法(fa)(fa)律(lv)(lv)問題。

近幾年(nian)來，隨著我國產業(ye)結(jie)構(gou)的(de)調整，城市化的(de)發(fa)展和盈利(li)的(de)沖動，我國房(fang)(fang)(fang)地(di)產業(ye)迅(xun)速升溫，涉(she)及(ji)房(fang)(fang)(fang)屋拆遷安置、商品房(fang)(fang)(fang)買(mai)賣、集(ji)資房(fang)(fang)(fang)和房(fang)(fang)(fang)改房(fang)(fang)(fang)的(de)交易(yi)、物業(ye)管(guan)理等糾紛案(an)(an)件(jian)越(yue)來越(yue)多地(di)起(qi)訴到法(fa)(fa)(fa)院。由于現有涉(she)及(ji)房(fang)(fang)(fang)地(di)產法(fa)(fa)(fa)律法(fa)(fa)(fa)規不(bu)(bu)健全、不(bu)(bu)配(pei)套、不(bu)(bu)完整，一(yi)些(xie)行政法(fa)(fa)(fa)規和司法(fa)(fa)(fa)解釋又囿(you)于效(xiao)力位價的(de)限制，而各相關部(bu)門的(de)房(fang)(fang)(fang)地(di)產規章明顯(xian)地(di)方化、行政化割據現象較為(wei)嚴(yan)重，使得法(fa)(fa)(fa)院在(zai)審理房(fang)(fang)(fang)地(di)產案(an)(an)件(jian)時不(bu)(bu)好把握。為(wei)此，本(ben)文(wen)擬就人民(min)法(fa)(fa)(fa)院在(zai)審理房(fang)(fang)(fang)地(di)產案(an)(an)件(jian)中的(de)幾個法(fa)(fa)(fa)律問題略抒管(guan)見。

一、關于房屋(wu)拆遷安置合同(tong)的(de)法律問題

《中(zhong)華人民共和(he)國民法(fa)(fa)(fa)(fa)(fa)(fa)(fa)通則(ze)》規定，財產(chan)所有人對財產(chan)享(xiang)有所有權，法(fa)(fa)(fa)(fa)(fa)(fa)(fa)律(lv)依法(fa)(fa)(fa)(fa)(fa)(fa)(fa)予以保護(hu)。《城(cheng)市(shi)房(fang)地產(chan)管理法(fa)(fa)(fa)(fa)(fa)(fa)(fa)》第5條也規定，房(fang)地產(chan)權利(li)人的(de)合法(fa)(fa)(fa)(fa)(fa)(fa)(fa)權益受法(fa)(fa)(fa)(fa)(fa)(fa)(fa)律(lv)保護(hu)，任何單位和(he)個人不得侵犯。可在(zai)我(wo)國現行立法(fa)(fa)(fa)(fa)(fa)(fa)(fa)框(kuang)架下，在(zai)城(cheng)市(shi)房(fang)屋拆(chai)(chai)遷(qian)中(zhong)，拆(chai)(chai)遷(qian)人往(wang)往(wang)具有國家行政(zheng)強制(zhi)性，而(er)(er)被拆(chai)(chai)遷(qian)人對其房(fang)屋所有權確喪失(shi)了平(ping)等處分的(de)權利(li)，與拆(chai)(chai)遷(qian)人的(de)關(guan)系并(bing)非純(chun)粹民事(shi)主體的(de)平(ping)等關(guan)系。比(bi)如“長江三峽(xia)大壩(ba)工(gong)程”的(de)興建，湖北和(he)四川(chuan)兩(liang)省(sheng)三峽(xia)地區的(de)大量城(cheng)鎮居民的(de)房(fang)屋需(xu)要拆(chai)(chai)遷(qian)。由于一些地方法(fa)(fa)(fa)(fa)(fa)(fa)(fa)律(lv)法(fa)(fa)(fa)(fa)(fa)(fa)(fa)規和(he)政(zheng)策落實不到位，就出現了開發商賺大頭，老百姓、拆(chai)(chai)遷(qian)企業吃苦頭的(de)不平(ping)等狀(zhuang)況，從而(er)(er)導(dao)致拆(chai)(chai)遷(qian)安置補償糾(jiu)紛增(zeng)多，也給城(cheng)市(shi)拆(chai)(chai)遷(qian)安置帶來了不穩(wen)定因(yin)素。因(yin)此，筆(bi)者認為(wei)，法(fa)(fa)(fa)(fa)(fa)(fa)(fa)律(lv)法(fa)(fa)(fa)(fa)(fa)(fa)(fa)規和(he)司法(fa)(fa)(fa)(fa)(fa)(fa)(fa)解釋還應進一步明確以下兩(liang)點：

（一(yi)）要(yao)切(qie)實(shi)(shi)保障(zhang)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)與(yu)(yu)(yu)被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)之間具有(you)真(zhen)正法(fa)律意義上(shang)的(de)(de)(de)(de)(de)(de)平等(deng)(deng)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)關(guan)系。如何(he)體(ti)(ti)(ti)現平等(deng)(deng)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)？從審(shen)判實(shi)(shi)踐來看(kan)，應(ying)(ying)采取以(yi)下幾點措施(shi)：1、細化(hua)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)，并(bing)作出明確的(de)(de)(de)(de)(de)(de)司法(fa)解釋。雖(sui)然《城(cheng)市(shi)房(fang)屋(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)條(tiao)例》（以(yi)下簡稱《條(tiao)例》）對拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)置(zhi)(zhi)雙(shuang)方的(de)(de)(de)(de)(de)(de)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)進行了界(jie)定。即作為(wei)(wei)(wei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)，是(shi)指取得房(fang)屋(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)許可證(zheng)的(de)(de)(de)(de)(de)(de)建(jian)設(she)單(dan)(dan)位或(huo)者(zhe)個(ge)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)。但對于(yu)(yu)具備資(zi)質單(dan)(dan)位的(de)(de)(de)(de)(de)(de)分(fen)支(zhi)機構(gou)或(huo)接受拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)委(wei)(wei)托(tuo)(tuo)的(de)(de)(de)(de)(de)(de)單(dan)(dan)位或(huo)個(ge)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)能(neng)(neng)否作為(wei)(wei)(wei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)置(zhi)(zhi)的(de)(de)(de)(de)(de)(de)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)？筆者(zhe)認為(wei)(wei)(wei)，拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)置(zhi)(zhi)的(de)(de)(de)(de)(de)(de)一(yi)方當(dang)事(shi)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)，對于(yu)(yu)分(fen)支(zhi)機構(gou)或(huo)被(bei)(bei)委(wei)(wei)托(tuo)(tuo)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)在(zai)得到其單(dan)(dan)位或(huo)委(wei)(wei)托(tuo)(tuo)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)的(de)(de)(de)(de)(de)(de)授(shou)權(quan)并(bing)以(yi)其主(zhu)(zhu)(zhu)管(guan)上(shang)級單(dan)(dan)位和(he)委(wei)(wei)托(tuo)(tuo)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)的(de)(de)(de)(de)(de)(de)名義訂立(li)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)置(zhi)(zhi)協(xie)議時，其主(zhu)(zhu)(zhu)體(ti)(ti)(ti)應(ying)(ying)為(wei)(wei)(wei)適格主(zhu)(zhu)(zhu)體(ti)(ti)(ti)。被(bei)(bei)委(wei)(wei)托(tuo)(tuo)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)、分(fen)支(zhi)機構(gou)等(deng)(deng)以(yi)自已的(de)(de)(de)(de)(de)(de)名義訂立(li)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)置(zhi)(zhi)協(xie)議引起(qi)訴訟(song)的(de)(de)(de)(de)(de)(de)，其授(shou)權(quan)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)或(huo)上(shang)級法(fa)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)應(ying)(ying)成為(wei)(wei)(wei)訴訟(song)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)。所(suo)(suo)謂被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)，是(shi)指被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)除房(fang)屋(wu)及(ji)其附(fu)屬物的(de)(de)(de)(de)(de)(de)所(suo)(suo)有(you)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)和(he)被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)除房(fang)屋(wu)及(ji)其附(fu)屬物的(de)(de)(de)(de)(de)(de)使用(yong)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)。但對于(yu)(yu)一(yi)些通過(guo)繼承(cheng)、贈與(yu)(yu)(yu)、離婚(hun)、買(mai)賣等(deng)(deng)方式已享有(you)被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)房(fang)屋(wu)的(de)(de)(de)(de)(de)(de)實(shi)(shi)際所(suo)(suo)有(you)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)，能(neng)(neng)否作為(wei)(wei)(wei)被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)？筆者(zhe)認為(wei)(wei)(wei)，對于(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)房(fang)屋(wu)的(de)(de)(de)(de)(de)(de)所(suo)(suo)有(you)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)，不宜作縮(suo)小(xiao)解釋，應(ying)(ying)界(jie)定為(wei)(wei)(wei)具有(you)房(fang)屋(wu)產權(quan)證(zheng)的(de)(de)(de)(de)(de)(de)所(suo)(suo)有(you)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)和(he)使用(yong)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)。2、嚴(yan)格審(shen)批，并(bing)制(zhi)定相應(ying)(ying)的(de)(de)(de)(de)(de)(de)規范(fan)(fan)措施(shi)。對于(yu)(yu)單(dan)(dan)純的(de)(de)(de)(de)(de)(de)商品房(fang)開發，由城(cheng)市(shi)建(jian)設(she)部門(men)制(zhi)作統一(yi)規劃，報同級人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)民政府(fu)審(shen)批后，還需(xu)報上(shang)級主(zhu)(zhu)(zhu)管(guan)部門(men)復核備案(an)才能(neng)(neng)生效(xiao)。而對于(yu)(yu)帶有(you)政府(fu)行政行為(wei)(wei)(wei)的(de)(de)(de)(de)(de)(de)城(cheng)市(shi)房(fang)屋(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)置(zhi)(zhi)，也應(ying)(ying)進一(yi)步規范(fan)(fan)措施(shi)，充分(fen)體(ti)(ti)(ti)現拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)與(yu)(yu)(yu)被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)平等(deng)(deng)的(de)(de)(de)(de)(de)(de)主(zhu)(zhu)(zhu)體(ti)(ti)(ti)關(guan)系，從而更好地保護(hu)房(fang)地產權(quan)利人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)的(de)(de)(de)(de)(de)(de)合(he)法(fa)權(quan)益。3、投(tou)(tou)標(biao)透明，并(bing)實(shi)(shi)行自愿的(de)(de)(de)(de)(de)(de)雙(shuang)向選擇(ze)。在(zai)城(cheng)市(shi)房(fang)屋(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)中，任何(he)開發商均可參與(yu)(yu)(yu)開發投(tou)(tou)標(biao)，實(shi)(shi)行“陽(yang)光(guang)”作業。但對投(tou)(tou)標(biao)中的(de)(de)(de)(de)(de)(de)房(fang)屋(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)補償費和(he)安(an)置(zhi)(zhi)費要(yao)規定最(zui)(zui)低限(xian)(xian)額標(biao)準(zhun)。未(wei)達到最(zui)(zui)低規定限(xian)(xian)額時，被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)可以(yi)不予搬遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)。這樣硬(ying)性(xing)規定，使拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)與(yu)(yu)(yu)被(bei)(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)(ren)可以(yi)平等(deng)(deng)的(de)(de)(de)(de)(de)(de)雙(shuang)向選擇(ze)，并(bing)根據自愿原則達成拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)協(xie)議。

（二）要穩妥處(chu)理拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)與(yu)被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)之間拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)糾(jiu)(jiu)(jiu)紛(fen)(fen)。在城(cheng)市房(fang)(fang)屋(wu)(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)中(zhong)，既然拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)與(yu)被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)之間是平(ping)等的(de)(de)(de)(de)(de)(de)(de)民事法(fa)(fa)律(lv)關系，那么在單純的(de)(de)(de)(de)(de)(de)(de)開發(fa)(fa)商品(pin)房(fang)(fang)時就不(bu)宜用(yong)(yong)行(xing)(xing)(xing)政強制方(fang)式解決房(fang)(fang)屋(wu)(wu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)問題。1、關于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)補(bu)(bu)償(chang)糾(jiu)(jiu)(jiu)紛(fen)(fen)處(chu)理。由(you)于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)占比(bi)例(li)(li)較(jiao)多(duo)的(de)(de)(de)(de)(de)(de)(de)是房(fang)(fang)地(di)產(chan)(chan)開發(fa)(fa)公(gong)司，實(shi)踐中(zhong)這些部門(men)往(wang)往(wang)以低廉的(de)(de)(de)(de)(de)(de)(de)價(jia)格(ge)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)原(yuan)居民住宅(zhai)，對(dui)(dui)(dui)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)的(de)(de)(de)(de)(de)(de)(de)補(bu)(bu)償(chang)費用(yong)(yong)往(wang)往(wang)過低或違犯拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)不(bu)進行(xing)(xing)(xing)補(bu)(bu)償(chang)。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)補(bu)(bu)償(chang)糾(jiu)(jiu)(jiu)紛(fen)(fen)的(de)(de)(de)(de)(de)(de)(de)處(chu)理，如果拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)有(you)(you)約(yue)(yue)定(ding)(ding)(ding)，應按(an)(an)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)的(de)(de)(de)(de)(de)(de)(de)約(yue)(yue)定(ding)(ding)(ding)來處(chu)理；沒(mei)有(you)(you)按(an)(an)照(zhao)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)約(yue)(yue)定(ding)(ding)(ding)來履(lv)行(xing)(xing)(xing)的(de)(de)(de)(de)(de)(de)(de)一方(fang)，應承擔違約(yue)(yue)責(ze)任。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)作(zuo)價(jia)補(bu)(bu)償(chang)，應按(an)(an)照(zhao)所拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)房(fang)(fang)屋(wu)(wu)的(de)(de)(de)(de)(de)(de)(de)建(jian)(jian)筑(zhu)面(mian)(mian)積(ji)(ji)(ji)(ji)的(de)(de)(de)(de)(de)(de)(de)安(an)(an)(an)(an)(an)置(zhi)(zhi)價(jia)格(ge)結(jie)合(he)(he)(he)(he)(he)(he)(he)(he)成(cheng)新(xin)結(jie)算補(bu)(bu)償(chang)的(de)(de)(de)(de)(de)(de)(de)金額，在補(bu)(bu)償(chang)時應充分(fen)考慮地(di)段的(de)(de)(de)(de)(de)(de)(de)差(cha)異(yi)。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)不(bu)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)使用(yong)(yong)性(xing)(xing)質的(de)(de)(de)(de)(de)(de)(de)房(fang)(fang)屋(wu)(wu)應有(you)(you)不(bu)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)的(de)(de)(de)(de)(de)(de)(de)補(bu)(bu)償(chang)標(biao)準。拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)中(zhong)如何(he)認定(ding)(ding)(ding)房(fang)(fang)屋(wu)(wu)的(de)(de)(de)(de)(de)(de)(de)使用(yong)(yong)性(xing)(xing)質，筆者認為，應按(an)(an)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)房(fang)(fang)屋(wu)(wu)實(shi)際使用(yong)(yong)的(de)(de)(de)(de)(de)(de)(de)性(xing)(xing)質來認定(ding)(ding)(ding)。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)非住宅(zhai)房(fang)(fang)屋(wu)(wu)造(zao)成(cheng)停產(chan)(chan)停業的(de)(de)(de)(de)(de)(de)(de)，拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)應當給(gei)予適當補(bu)(bu)償(chang)。2、關于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)產(chan)(chan)權(quan)(quan)糾(jiu)(jiu)(jiu)紛(fen)(fen)處(chu)理。根(gen)據(ju)《條例(li)(li)》第(di)22條規(gui)(gui)定(ding)(ding)(ding)，以產(chan)(chan)權(quan)(quan)調(diao)換(huan)形式償(chang)還的(de)(de)(de)(de)(de)(de)(de)非住宅(zhai)房(fang)(fang)屋(wu)(wu)，償(chang)還建(jian)(jian)筑(zhu)面(mian)(mian)積(ji)(ji)(ji)(ji)與(yu)原(yuan)建(jian)(jian)筑(zhu)面(mian)(mian)積(ji)(ji)(ji)(ji)相等的(de)(de)(de)(de)(de)(de)(de)部分(fen)，按(an)(an)照(zhao)重置(zhi)(zhi)價(jia)格(ge)結(jie)算結(jie)構差(cha)價(jia)；償(chang)還建(jian)(jian)筑(zhu)面(mian)(mian)積(ji)(ji)(ji)(ji)超過原(yuan)建(jian)(jian)筑(zhu)面(mian)(mian)積(ji)(ji)(ji)(ji)的(de)(de)(de)(de)(de)(de)(de)部分(fen)，按(an)(an)照(zhao)重置(zhi)(zhi)價(jia)格(ge)結(jie)合(he)(he)(he)(he)(he)(he)(he)(he)成(cheng)新(xin)結(jie)算。在處(chu)理雙(shuang)方(fang)因安(an)(an)(an)(an)(an)置(zhi)(zhi)房(fang)(fang)產(chan)(chan)權(quan)(quan)發(fa)(fa)生糾(jiu)(jiu)(jiu)紛(fen)(fen)時，合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)有(you)(you)約(yue)(yue)定(ding)(ding)(ding)的(de)(de)(de)(de)(de)(de)(de)，應按(an)(an)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)約(yue)(yue)定(ding)(ding)(ding)處(chu)理，但合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)對(dui)(dui)(dui)新(xin)建(jian)(jian)安(an)(an)(an)(an)(an)置(zhi)(zhi)用(yong)(yong)房(fang)(fang)沒(mei)有(you)(you)產(chan)(chan)權(quan)(quan)約(yue)(yue)定(ding)(ding)(ding)的(de)(de)(de)(de)(de)(de)(de)，應按(an)(an)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)時的(de)(de)(de)(de)(de)(de)(de)法(fa)(fa)規(gui)(gui)處(chu)理。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)法(fa)(fa)律(lv)法(fa)(fa)規(gui)(gui)沒(mei)有(you)(you)規(gui)(gui)定(ding)(ding)(ding)的(de)(de)(de)(de)(de)(de)(de)，按(an)(an)照(zhao)《條例(li)(li)》的(de)(de)(de)(de)(de)(de)(de)規(gui)(gui)定(ding)(ding)(ding)可(ke)(ke)以進行(xing)(xing)(xing)產(chan)(chan)權(quan)(quan)調(diao)換(huan)的(de)(de)(de)(de)(de)(de)(de)應確(que)(que)認產(chan)(chan)權(quan)(quan)，即(ji)被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)對(dui)(dui)(dui)產(chan)(chan)權(quan)(quan)調(diao)換(huan)和(he)作(zuo)價(jia)補(bu)(bu)償(chang)享有(you)(you)選擇權(quan)(quan)。對(dui)(dui)(dui)共同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)所有(you)(you)的(de)(de)(de)(de)(de)(de)(de)房(fang)(fang)屋(wu)(wu)，有(you)(you)主(zhu)張(zhang)產(chan)(chan)權(quan)(quan)調(diao)換(huan)，有(you)(you)主(zhu)張(zhang)作(zuo)價(jia)補(bu)(bu)償(chang)的(de)(de)(de)(de)(de)(de)(de)，可(ke)(ke)進行(xing)(xing)(xing)產(chan)(chan)權(quan)(quan)調(diao)換(huan)，對(dui)(dui)(dui)其共有(you)(you)人(ren)(ren)(ren)(ren)因共有(you)(you)產(chan)(chan)權(quan)(quan)之間的(de)(de)(de)(de)(de)(de)(de)爭(zheng)執，可(ke)(ke)作(zuo)為析產(chan)(chan)案件(jian)另案處(chu)理。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)臨時建(jian)(jian)筑(zhu)物，拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)依(yi)法(fa)(fa)應享受有(you)(you)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)補(bu)(bu)償(chang)待(dai)遇(yu)。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)非公(gong)益事業房(fang)(fang)屋(wu)(wu)的(de)(de)(de)(de)(de)(de)(de)附屬物，不(bu)能產(chan)(chan)權(quan)(quan)調(diao)換(huan)，只能由(you)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)給(gei)予適當貨幣補(bu)(bu)償(chang)。3、關于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)地(di)點(dian)、面(mian)(mian)積(ji)(ji)(ji)(ji)糾(jiu)(jiu)(jiu)紛(fen)(fen)處(chu)理。拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)的(de)(de)(de)(de)(de)(de)(de)雙(shuang)方(fang)當事人(ren)(ren)(ren)(ren)應嚴(yan)格(ge)按(an)(an)照(zhao)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)的(de)(de)(de)(de)(de)(de)(de)約(yue)(yue)定(ding)(ding)(ding)來履(lv)行(xing)(xing)(xing)，對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)在復建(jian)(jian)房(fang)(fang)建(jian)(jian)設(she)過程中(zhong)，擅自改變安(an)(an)(an)(an)(an)置(zhi)(zhi)的(de)(de)(de)(de)(de)(de)(de)面(mian)(mian)積(ji)(ji)(ji)(ji)、地(di)點(dian)、樓層等，致使拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)無法(fa)(fa)履(lv)行(xing)(xing)(xing)，被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)堅持按(an)(an)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)安(an)(an)(an)(an)(an)置(zhi)(zhi)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)安(an)(an)(an)(an)(an)置(zhi)(zhi)的(de)(de)(de)(de)(de)(de)(de)，應判決拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)按(an)(an)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)的(de)(de)(de)(de)(de)(de)(de)約(yue)(yue)定(ding)(ding)(ding)標(biao)準給(gei)付被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)明確(que)(que)約(yue)(yue)定(ding)(ding)(ding)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)以位置(zhi)(zhi)、用(yong)(yong)途特定(ding)(ding)(ding)的(de)(de)(de)(de)(de)(de)(de)房(fang)(fang)屋(wu)(wu)對(dui)(dui)(dui)被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)予以補(bu)(bu)償(chang)安(an)(an)(an)(an)(an)置(zhi)(zhi)，如果拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)將(jiang)該補(bu)(bu)償(chang)安(an)(an)(an)(an)(an)置(zhi)(zhi)房(fang)(fang)屋(wu)(wu)另行(xing)(xing)(xing)出賣給(gei)第(di)三人(ren)(ren)(ren)(ren)，被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)請求優先取(qu)得補(bu)(bu)償(chang)安(an)(an)(an)(an)(an)置(zhi)(zhi)的(de)(de)(de)(de)(de)(de)(de)，應予支(zhi)持。對(dui)(dui)(dui)于(yu)(yu)(yu)(yu)合(he)(he)(he)(he)(he)(he)(he)(he)同(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)(tong)的(de)(de)(de)(de)(de)(de)(de)地(di)點(dian)、面(mian)(mian)積(ji)(ji)(ji)(ji)不(bu)明確(que)(que)，易(yi)產(chan)(chan)生歧(qi)義的(de)(de)(de)(de)(de)(de)(de)，應按(an)(an)照(zhao)有(you)(you)利于(yu)(yu)(yu)(yu)被(bei)拆(chai)(chai)(chai)(chai)(chai)(chai)(chai)遷(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)(qian)人(ren)(ren)(ren)(ren)的(de)(de)(de)(de)(de)(de)(de)原(yuan)則處(chu)理。

一、我(wo)國房地(di)產(chan)金融安全(quan)亟待法治化

我認為(wei)，房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)市(shi)場(chang)化(hua)(hua)包括兩(liang)個方(fang)面(mian)，一是供(gong)給的(de)(de)(de)(de)(de)(de)市(shi)場(chang)化(hua)(hua)，二是需(xu)求(qiu)的(de)(de)(de)(de)(de)(de)市(shi)場(chang)化(hua)(hua)，只有(you)(you)這兩(liang)個方(fang)面(mian)都市(shi)場(chang)化(hua)(hua)了(le)(le)，才是真正的(de)(de)(de)(de)(de)(de)市(shi)場(chang)化(hua)(hua)。按現(xian)狀(zhuang)，我國(guo)(guo)的(de)(de)(de)(de)(de)(de)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)在(zai)需(xu)求(qiu)面(mian)上表現(xian)為(wei)過(guo)度(du)(du)(du)(du)市(shi)場(chang)化(hua)(hua)，房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)的(de)(de)(de)(de)(de)(de)供(gong)給并沒有(you)(you)實(shi)(shi)現(xian)市(shi)場(chang)化(hua)(hua)，商(shang)品房(fang)(fang)沒有(you)(you)任何替代品，因(yin)而(er)定價權當然掌控在(zai)供(gong)給者(zhe)手中(zhong)(zhong)。由此，導(dao)(dao)致了(le)(le)高(gao)房(fang)(fang)價。或者(zhe)說，是房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)業(ye)供(gong)給的(de)(de)(de)(de)(de)(de)壟斷和(he)需(xu)求(qiu)的(de)(de)(de)(de)(de)(de)過(guo)度(du)(du)(du)(du)市(shi)場(chang)化(hua)(hua)引發了(le)(le)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)泡沫。我國(guo)(guo)的(de)(de)(de)(de)(de)(de)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)開發業(ye)已(yi)成為(wei)暴利(li)產(chan)(chan)(chan)(chan)業(ye)和(he)泡沫產(chan)(chan)(chan)(chan)業(ye)，嚴重危(wei)害著(zhu)實(shi)(shi)體經濟(ji)安(an)全，將可(ke)能(neng)導(dao)(dao)致金(jin)(jin)融(rong)危(wei)機的(de)(de)(de)(de)(de)(de)局部性或全局性爆(bao)發。因(yin)此，實(shi)(shi)現(xian)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)業(ye)的(de)(de)(de)(de)(de)(de)法治(zhi)化(hua)(hua)，建設(she)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)業(ye)的(de)(de)(de)(de)(de)(de)基本制度(du)(du)(du)(du)、配(pei)套制度(du)(du)(du)(du)、監管制度(du)(du)(du)(du)和(he)與之相(xiang)適應(ying)的(de)(de)(de)(de)(de)(de)財(cai)稅制度(du)(du)(du)(du)已(yi)成為(wei)我國(guo)(guo)建設(she)健康的(de)(de)(de)(de)(de)(de)實(shi)(shi)體經濟(ji)、應(ying)對金(jin)(jin)融(rong)危(wei)機的(de)(de)(de)(de)(de)(de)緊迫需(xu)要(yao)。經濟(ji)學家吳敬璉說：“發生金(jin)(jin)融(rong)危(wei)機不是幻象，而(er)是現(xian)實(shi)(shi)危(wei)險。”房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)業(ye)與銀行(xing)(xing)的(de)(de)(de)(de)(de)(de)密切關系主要(yao)是由房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)業(ye)投入大、價值(zhi)高(gao)的(de)(de)(de)(de)(de)(de)特(te)點決定的(de)(de)(de)(de)(de)(de)。有(you)(you)關資料顯示，房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)項(xiang)目中(zhong)(zhong)來(lai)自于銀行(xing)(xing)的(de)(de)(de)(de)(de)(de)資金(jin)(jin)高(gao)達六成。因(yin)此，在(zai)政府的(de)(de)(de)(de)(de)(de)干預下，中(zhong)(zhong)國(guo)(guo)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)市(shi)場(chang)在(zai)一段時期內(nei)進行(xing)(xing)了(le)(le)調整。若不作出(chu)調整，既有(you)(you)可(ke)能(neng)阻礙產(chan)(chan)(chan)(chan)業(ye)結構的(de)(de)(de)(de)(de)(de)升級(ji)和(he)國(guo)(guo)內(nei)消費市(shi)場(chang)的(de)(de)(de)(de)(de)(de)解放，又會為(wei)金(jin)(jin)融(rong)危(wei)機埋下禍根(gen)。為(wei)長效管控起見，我國(guo)(guo)房(fang)(fang)地(di)(di)產(chan)(chan)(chan)(chan)領(ling)域金(jin)(jin)融(rong)安(an)全亟(ji)待法治(zhi)化(hua)(hua)。

二、我國(guo)房(fang)地產法律(lv)體系(xi)存在的問題及可資借鑒之處

（一）我國目前房地產法律體系存在三大問題

我國(guo)現行房(fang)地(di)產法律(lv)成單行法律(lv)法規有《中(zhong)(zhong)華(hua)(hua)人民(min)共和國(guo)城市房(fang)地(di)產管理法》、《中(zhong)(zhong)華(hua)(hua)人民(min)共和國(guo)土地(di)管理法》、《國(guo)有土地(di)上(shang)房(fang)屋征(zheng)收與補償條例(li)》等，也有散見于(yu)《民(min)法通則》、《中(zhong)(zhong)華(hua)(hua)人民(min)共和國(guo)合(he)同(tong)法》中(zhong)(zhong)的若干條款，從總體上(shang)看較為零(ling)散，尚(shang)未形(xing)成一個完整的體系。

1.國(guo)家權(quan)(quan)(quan)(quan)力與房地(di)產(chan)(chan)產(chan)(chan)權(quan)(quan)(quan)(quan)人(ren)權(quan)(quan)(quan)(quan)利不匹配。現(xian)行(xing)房地(di)產(chan)(chan)管理(li)存(cun)在(zai)著濃(nong)重的行(xing)政特色。國(guo)家既(ji)是土地(di)所有(you)者，又是社會管理(li)機構，行(xing)政部門(men)制定房地(di)產(chan)(chan)方面的法律(lv)法規，往往從(cong)管理(li)者的角度(du)對有(you)關(guan)的權(quan)(quan)(quan)(quan)利進行(xing)規范，即行(xing)政權(quan)(quan)(quan)(quan)力與民事權(quan)(quan)(quan)(quan)利不分，造成國(guo)家權(quan)(quan)(quan)(quan)力超出應有(you)限(xian)度(du)，房地(di)產(chan)(chan)產(chan)(chan)權(quan)(quan)(quan)(quan)人(ren)的權(quan)(quan)(quan)(quan)利極度(du)萎縮。

[論文(wen)關鍵(jian)詞]房(fang)產中介違規責任

[論文摘要(yao)]隨著(zhu)房(fang)地(di)產行(xing)業的升溫，房(fang)地(di)產中介(jie)服務機構越(yue)來越(yue)多，就如果規范房(fang)地(di)產中介(jie)及房(fang)地(di)產中介(jie)違規（違法(fa)）的法(fa)律(lv)責(ze)任(ren)進(jin)行(xing)探討。

近(jin)幾年來，隨著(zhu)房(fang)地(di)(di)(di)產(chan)(chan)行(xing)業(ye)的(de)(de)(de)不(bu)斷升溫，房(fang)地(di)(di)(di)產(chan)(chan)市(shi)場空前活(huo)躍(yue)，房(fang)地(di)(di)(di)產(chan)(chan)中介(jie)(jie)服務(wu)機構如雨(yu)后春(chun)筍(sun)般(ban)紛紛涌現(xian)。一(yi)方面，中介(jie)(jie)機構為(wei)房(fang)地(di)(di)(di)產(chan)(chan)交(jiao)(jiao)易的(de)(de)(de)供(gong)求雙(shuang)方起到了(le)媒介(jie)(jie)和橋梁的(de)(de)(de)作(zuo)用，促(cu)進了(le)房(fang)地(di)(di)(di)產(chan)(chan)交(jiao)(jiao)易的(de)(de)(de)專業(ye)化、規(gui)(gui)范化運作(zuo)；另(ling)一(yi)方面，由于我(wo)國房(fang)地(di)(di)(di)產(chan)(chan)中介(jie)(jie)服務(wu)起步較晚，立法也不(bu)夠(gou)健(jian)全，房(fang)地(di)(di)(di)產(chan)(chan)中介(jie)(jie)服務(wu)行(xing)為(wei)混亂無序(xu)，侵害(hai)當事人權(quan)益、欺詐消(xiao)費者事件時有發生(sheng)。鑒于此，迅速規(gui)(gui)范房(fang)地(di)(di)(di)產(chan)(chan)中介(jie)(jie)行(xing)為(wei)、平衡當事人之(zhi)間的(de)(de)(de)利(li)益，已成為(wei)我(wo)國立法必須(xu)面對的(de)(de)(de)迫(po)切(qie)問題。本(ben)文擬從規(gui)(gui)范和調整中介(jie)(jie)行(xing)為(wei)入(ru)手(shou)，探(tan)討中介(jie)(jie)違規(gui)(gui)（違法）行(xing)為(wei)的(de)(de)(de)界(jie)定(ding)、責任(ren)承擔及其理論基礎等(deng)問題，并對立法提出相(xiang)關建議。

一、問題的提出

有一則案(an)例。2004年5月，經某房(fang)(fang)產(chan)經紀公(gong)司(si)(si)牽頭，原(yuan)告(gao)(gao)(gao)黃某與被(bei)(bei)告(gao)(gao)(gao)張某簽訂了一份房(fang)(fang)屋(wu)買賣協議(yi)，約定(ding)(ding)原(yuan)告(gao)(gao)(gao)將(jiang)其所有的(de)一套(tao)住房(fang)(fang)售(shou)予被(bei)(bei)告(gao)(gao)(gao)，價款(kuan)121000元，被(bei)(bei)告(gao)(gao)(gao)應(ying)在(zai)(zai)立約時給付定(ding)(ding)金1500元，房(fang)(fang)款(kuan)應(ying)在(zai)(zai)同(tong)年12月30日前付清。協議(yi)簽訂后，被(bei)(bei)告(gao)(gao)(gao)依約給付了定(ding)(ding)金，并與同(tong)年12月26日將(jiang)20000元房(fang)(fang)款(kuan)交至中(zhong)(zhong)(zhong)介(jie)公(gong)司(si)(si)，后被(bei)(bei)告(gao)(gao)(gao)又分兩次將(jiang)其余購房(fang)(fang)款(kuan)及中(zhong)(zhong)(zhong)介(jie)費(fei)(fei)共(gong)計103000元交至中(zhong)(zhong)(zhong)介(jie)公(gong)司(si)(si)。原(yuan)告(gao)(gao)(gao)遲(chi)遲(chi)未收(shou)到房(fang)(fang)款(kuan)，遂找(zhao)被(bei)(bei)告(gao)(gao)(gao)索要，方(fang)知房(fang)(fang)款(kuan)已交至中(zhong)(zhong)(zhong)介(jie)公(gong)司(si)(si)。經多次催要，中(zhong)(zhong)(zhong)介(jie)公(gong)司(si)(si)僅出(chu)具欠條(tiao)一份，表示暫無(wu)力償還房(fang)(fang)款(kuan)，原(yuan)告(gao)(gao)(gao)遂訴(su)至法院。以(yi)上案(an)例，只是房(fang)(fang)地產(chan)中(zhong)(zhong)(zhong)介(jie)違規(gui)行為中(zhong)(zhong)(zhong)再普(pu)通(tong)不過的(de)情(qing)形(xing)。我(wo)們知道，中(zhong)(zhong)(zhong)介(jie)機構應(ying)當忠實(shi)履行法定(ding)(ding)義務和合(he)同(tong)的(de)約定(ding)(ding)義務，為當事人之間民(min)事活動的(de)合(he)法性和真實(shi)性做出(chu)引導(dao)。然而，中(zhong)(zhong)(zhong)介(jie)違規(gui)屢(lv)(lv)屢(lv)(lv)發生(sheng)，對(dui)(dui)類似(si)行為應(ying)該如(ru)(ru)何(he)規(gui)范？對(dui)(dui)中(zhong)(zhong)(zhong)介(jie)公(gong)司(si)(si)挪用或侵占(zhan)房(fang)(fang)款(kuan)的(de)行為，除依法追(zhui)究(jiu)相應(ying)刑事責(ze)任(ren)(ren)(ren)外，民(min)事責(ze)任(ren)(ren)(ren)該如(ru)(ru)何(he)認(ren)定(ding)(ding)，賠(pei)償范圍該如(ru)(ru)何(he)劃分？對(dui)(dui)收(shou)取了高額見證費(fei)(fei)的(de)律師(shi)及咨(zi)詢機構未盡到義務存在(zai)(zai)明(ming)顯過錯(cuo)的(de)，責(ze)任(ren)(ren)(ren)又該如(ru)(ru)何(he)認(ren)定(ding)(ding)？其法律依據又何(he)在(zai)(zai)呢(ni)？

二(er)、確立房地產中介違規行為民事責任的法理學基礎(chu)

20**年，市房地(di)產局(ju)工(gong)會在(zai)市房地(di)產局(ju)黨委(wei)和(he)市建(jian)委(wei)、市總工(gong)會的(de)領(ling)導下，堅持(chi)以鄧小平理論和(he)“三(san)個代表”重要思想為(wei)指導，深(shen)入貫徹落實科學發展觀(guan)，緊(jin)緊(jin)圍繞年初制定的(de)工(gong)作目標(biao)，切(qie)實履(lv)行工(gong)會職(zhi)能，較(jiao)好地(di)完成(cheng)了(le)各項工(gong)作目標(biao)，現將(jiang)20**年主要工(gong)作總結如下：

一、搭建學習平臺，提高(gao)廣大(da)職工整體(ti)素質

學(xue)習(xi)(xi)是解放思想(xiang)的(de)(de)(de)先導，是搞好工(gong)會工(gong)作的(de)(de)(de)前(qian)提(ti)，也是與時俱進(jin)(jin)的(de)(de)(de)內在(zai)要求。同(tong)時，局工(gong)會充(chong)分發揮工(gong)會的(de)(de)(de)組織優勢和陣地(di)優勢，利(li)用不(bu)同(tong)宣傳形式，創造(zao)良(liang)好的(de)(de)(de)學(xue)習(xi)(xi)環境，不(bu)斷加強基(ji)層(ceng)學(xue)習(xi)(xi)型組織的(de)(de)(de)推動(dong)力，提(ti)升工(gong)會工(gong)作的(de)(de)(de)整體水(shui)平。通過(guo)學(xue)習(xi)(xi)，全面提(ti)升了廣大(da)干(gan)部職(zhi)工(gong)的(de)(de)(de)整體素(su)質(zhi)，使廣大(da)干(gan)部職(zhi)工(gong)明確肩負的(de)(de)(de)使命(ming)和責任(ren)，進(jin)(jin)一步發揮工(gong)會的(de)(de)(de)橋梁和紐帶作用，更(geng)好地(di)為房(fang)地(di)產經濟的(de)(de)(de)發展服務。全年共收到各基(ji)層(ceng)工(gong)會撰(zhuan)寫科(ke)學(xue)發展觀、工(gong)會維權等學(xue)習(xi)(xi)體會文章和論文14篇。

二、深化民主(zhu)管理，發(fa)揮(hui)工會組織職(zhi)能作用

1．扎實抓(zhua)好事務(wu)(wu)公(gong)開工作。局工會積極發揮工會的監督(du)作用，認真落實事務(wu)(wu)公(gong)開，加強民(min)主監督(du)管理，指導局屬(shu)各單位開展事務(wu)(wu)公(gong)開工作。要求局屬(shu)各單位堅持“政務(wu)(wu)公(gong)開”制，及時向(xiang)職工公(gong)開黨建、財務(wu)(wu)、職評(ping)、評(ping)先、考核(he)、培訓等(deng)(deng)情況(kuang)，并設(she)立意見箱。如產(chan)權(quan)市場處(chu)在干(gan)部(bu)選拔、職稱評(ping)聘、評(ping)先評(ping)優、重大事項決策、業務(wu)(wu)招待費、職工福利(li)等(deng)(deng)方面都(dou)以(yi)處(chu)務(wu)(wu)會、事務(wu)(wu)公(gong)開欄等(deng)(deng)不同形式及時公(gong)開，接受廣(guang)大干(gan)部(bu)職工的監督(du)，受到(dao)廣(guang)大干(gan)部(bu)職工的好評(ping)。

2.認真開(kai)展民主(zhu)評(ping)議(yi)(yi)工作。民主(zhu)測評(ping)是(shi)密切干(gan)群、黨(dang)群關(guan)系，深(shen)化民主(zhu)管(guan)理的(de)有效形式和重要措施。年(nian)初產權市場管(guan)理處、市住房制度改革(ge)辦公室在開(kai)展民主(zhu)評(ping)議(yi)(yi)領導干(gan)部(bu)工作過程中(zhong)，做的(de)扎實(shi)深(shen)入，一是(shi)內容全(quan)面(mian)，以領導干(gan)部(bu)的(de)工作實(shi)績(ji)和廉(lian)潔自律為重點(dian)，涵蓋德、能、勤、績(ji)、廉(lian)五個方面(mian)。二是(shi)覆蓋面(mian)廣，所有副科級以上(shang)的(de)中(zhong)層領導干(gan)部(bu)都必(bi)須接受職工的(de)評(ping)議(yi)(yi)，整(zheng)個評(ping)議(yi)(yi)程序規范(fan)，精心(xin)組(zu)織，深(shen)受職工的(de)好評(ping)。

一、資(zi)產證(zheng)券化融資(zi)理論(lun)的介(jie)紹

1．資產證券化融(rong)資的(de)基本概念

國內外專家學者對于(yu)(yu)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)融資(zi)(zi)(zi)的(de)定義(yi)都(dou)是基(ji)于(yu)(yu)兩點：一(yi)是證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)必須能(neng)夠從原始持有人的(de)總資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)池中剝離出來(lai)(lai)，通(tong)過(guo)一(yi)些運作安排實現(xian)證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)的(de)風(feng)險和收(shou)(shou)益(yi)的(de)獨立性：二是證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)必須能(neng)夠產(chan)(chan)(chan)(chan)生(sheng)未(wei)來(lai)(lai)可預測的(de)收(shou)(shou)益(yi)。本文認(ren)為資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)融資(zi)(zi)(zi)是指具(ju)有某(mou)種未(wei)來(lai)(lai)可預見的(de)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)或者資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)組(zu)合(he)匯集起來(lai)(lai)．通(tong)過(guo)結(jie)構性重組(zu)實現(xian)與原權益(yi)人的(de)風(feng)險隔離，再輔以(yi)獨特的(de)信用(yong)增級和信用(yong)評級，發行(xing)基(ji)于(yu)(yu)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)價值和未(wei)來(lai)(lai)收(shou)(shou)益(yi)的(de)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)支持證(zheng)券(quan)(quan)(quan)(quan)(quan)進行(xing)融資(zi)(zi)(zi)從信用(yong)關系的(de)角度分(fen)析，資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)通(tong)常包括一(yi)級證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)融資(zi)(zi)(zi)和二級證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)融資(zi)(zi)(zi)；本文所(suo)指房(fang)地產(chan)(chan)(chan)(chan)行(xing)業的(de)資(zi)(zi)(zi)產(chan)(chan)(chan)(chan)證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)融資(zi)(zi)(zi)屬于(yu)(yu)“二級證(zheng)券(quan)(quan)(quan)(quan)(quan)化(hua)”的(de)范疇。

2．資產(chan)證(zheng)券(quan)化融資的運作模式

資產證(zheng)券化融(rong)資的(de)運作(zuo)模式核心在于證(zheng)券化資產的(de)真(zhen)實轉(zhuan)移、風險(xian)隔離和信(xin)(xin)用增級的(de)操作(zuo)；這(zhe)個證(zheng)券化的(de)過程需要一個嚴(yan)謹而有效的(de)交易結(jie)構(gou)來保證(zheng)融(rong)資的(de)成功(gong)，其(qi)交易結(jie)構(gou)主(zhu)要包括(kuo)了(le)以下幾(ji)個運行主(zhu)體：融(rong)資發起機構(gou)、特殊目的(de)載體、資產管理機構(gou)、資產托管機構(gou)、信(xin)(xin)用評(ping)級機構(gou)、信(xin)(xin)用增級機構(gou)、證(zheng)券承(cheng)銷(xiao)機構(gou)等。

3．資產證(zheng)券化融資的核心內容(rong)

論文摘要

自(zi)我國(guo)改革開放(fang)以(yi)來，住(zhu)宅建設進(jin)入(ru)到(dao)了全面提高居(ju)民居(ju)住(zhu)質量和形成(cheng)國(guo)民經濟支柱產業的(de)關鍵(jian)時期，商品房買(mai)賣合同的(de)簽訂中，有以(yi)下(xia)幾個問題值得(de)重視(shi)。

一(yi)、商品(pin)房(fang)預(yu)售(shou)中(zhong)的(de)(de)(de)(de)問(wen)題：1、商品(pin)房(fang)預(yu)售(shou)合(he)(he)同就(jiu)法(fa)(fa)律性質而言，應屬于遠(yuan)期(qi)交貨(huo)合(he)(he)同。商品(pin)房(fang)預(yu)售(shou)的(de)(de)(de)(de)條件是(shi)房(fang)地產(chan)(chan)開發商必須具備俗稱的(de)(de)(de)(de)“五證”。2、預(yu)售(shou)商品(pin)房(fang)能否轉讓(rang)的(de)(de)(de)(de)問(wen)題，預(yu)售(shou)商品(pin)房(fang)的(de)(de)(de)(de)轉讓(rang)的(de)(de)(de)(de)標的(de)(de)(de)(de)并不是(shi)房(fang)屋的(de)(de)(de)(de)所有(you)權(quan)(quan)，而是(shi)對所有(you)權(quan)(quan)的(de)(de)(de)(de)期(qi)待權(quan)(quan)，預(yu)售(shou)合(he)(he)同的(de)(de)(de)(de)轉讓(rang)根據我國《城市房(fang)地產(chan)(chan)管理法(fa)(fa)》是(shi)有(you)條件的(de)(de)(de)(de)。

二(er)、定(ding)(ding)金(jin)(jin)和訂(ding)(ding)金(jin)(jin)的(de)區別：現在很多房(fang)地產(chan)開(kai)發企業即賣出(chu)人(ren)(ren)在與買(mai)(mai)(mai)受人(ren)(ren)簽(qian)訂(ding)(ding)預售合同(tong)(tong)或房(fang)屋買(mai)(mai)(mai)賣合同(tong)(tong)之前，都(dou)會要求買(mai)(mai)(mai)受人(ren)(ren)必須向其交付一定(ding)(ding)金(jin)(jin)額的(de)訂(ding)(ding)購金(jin)(jin)。我們應(ying)當對(dui)出(chu)賣人(ren)(ren)收取的(de)資金(jin)(jin)作出(chu)準確的(de)判(pan)斷與認(ren)定(ding)(ding)。如是(shi)“定(ding)(ding)金(jin)(jin)”，購房(fang)者不(bu)(bu)(bu)履行合同(tong)(tong)就(jiu)無權索回定(ding)(ding)金(jin)(jin)，開(kai)發商不(bu)(bu)(bu)履行合同(tong)(tong)，應(ying)當雙倍返(fan)還(huan)定(ding)(ding)金(jin)(jin)；如是(shi)“訂(ding)(ding)金(jin)(jin)”，則對(dui)合同(tong)(tong)沒有擔保作用，不(bu)(bu)(bu)像“定(ding)(ding)金(jin)(jin)”與違約情形有懲(cheng)罰作用。

三、因房屋存在(zai)質量問(wen)題解除(chu)合同的(de)條件：賣出(chu)人與買受人如果對(dui)物業是(shi)否存在(zai)質量問(wen)題存有爭(zheng)議，需委托(tuo)有資質的(de)建設工程質量檢測機構予以檢測，以該機構出(chu)具(ju)的(de)書(shu)面鑒定意(yi)見作為處理爭(zheng)議的(de)依據。商品(pin)房屋應(ying)具(ju)備與其價值(zhi)相適應(ying)的(de)舒(shu)適和美觀程度(du)，如果忽視其而僅以安全(quan)為條件，應(ying)認定為影響其居住使用。

四、商品房買(mai)賣合同締(di)結過程中的(de)欺(qi)詐(zha)行為(wei)(wei)(wei)；欺(qi)詐(zha)行為(wei)(wei)(wei)可(ke)以劃(hua)分為(wei)(wei)(wei)兩類：即故意(yi)隱(yin)瞞(man)真實情況(kuang)和虛(xu)假(jia)陳述。一方(fang)以欺(qi)詐(zha)的(de)手段(duan)，使對方(fang)在違背真實意(yi)思的(de)情況(kuang)下(xia)(xia)訂(ding)立的(de)合同，受損害(hai)方(fang)有權請求人(ren)(ren)(ren)民法院或(huo)者促裁機構變更(geng)(geng)或(huo)者撤銷(xiao)，如(ru)受害(hai)人(ren)(ren)(ren)認為(wei)(wei)(wei)違約責任的(de)適用對其更(geng)(geng)為(wei)(wei)(wei)有利，可(ke)要求在確認合同有效(xiao)的(de)情況(kuang)下(xia)(xia)，責令(ling)欺(qi)詐(zha)行為(wei)(wei)(wei)人(ren)(ren)(ren)承擔(dan)違約責任。

論文摘要

本(ben)文(wen)結合《房(fang)地產管(guan)理(li)法(fa)》、《商品房(fang)預售管(guan)理(li)法(fa)》、《消費者權(quan)(quan)益(yi)保(bao)(bao)護法(fa)》就商品房(fang)預售糾紛中消費者權(quan)(quan)益(yi)保(bao)(bao)護展開了(le)論述，并結合實(shi)際談了(le)幾點粗(cu)淺的看法(fa)。

全(quan)文共分(fen)四大(da)部(bu)分(fen)。第一部(bu)分(fen)闡述(shu)(shu)(shu)了(le)房屋(wu)預(yu)(yu)(yu)售(shou)糾(jiu)紛中(zhong)消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)權(quan)(quan)(quan)益(yi)保護(hu)(hu)(hu)(hu)的(de)(de)(de)重要(yao)(yao)性和緊迫性。作為(wei)(wei)房屋(wu)消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)相(xiang)對(dui)于開發商(shang)(shang)處于明(ming)顯的(de)(de)(de)弱勢(shi)，地位有所(suo)不平等(deng)，在預(yu)(yu)(yu)購商(shang)(shang)品(pin)(pin)(pin)房領域自(zi)我保護(hu)(hu)(hu)(hu)能力(li)不夠，對(dui)相(xiang)關(guan)法律了(le)解甚少，在購買(mai)商(shang)(shang)品(pin)(pin)(pin)預(yu)(yu)(yu)售(shou)房過程中(zhong)自(zi)己的(de)(de)(de)合(he)(he)法權(quan)(quan)(quan)益(yi)極容(rong)易受到侵(qin)害(hai)，保護(hu)(hu)(hu)(hu)預(yu)(yu)(yu)購者(zhe)(zhe)(zhe)權(quan)(quan)(quan)益(yi)要(yao)(yao)從根本上打擊在商(shang)(shang)品(pin)(pin)(pin)房預(yu)(yu)(yu)售(shou)過程中(zhong)侵(qin)犯預(yu)(yu)(yu)購者(zhe)(zhe)(zhe)利(li)益(yi)的(de)(de)(de)不良行為(wei)(wei)切實維護(hu)(hu)(hu)(hu)消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)的(de)(de)(de)合(he)(he)法權(quan)(quan)(quan)益(yi)。第二(er)部(bu)分(fen)闡述(shu)(shu)(shu)了(le)房屋(wu)預(yu)(yu)(yu)售(shou)糾(jiu)紛所(suo)呈現(xian)的(de)(de)(de)特點及其表(biao)現(xian)形(xing)式。房地產糾(jiu)紛案件(jian)法律關(guan)系復(fu)雜(za)、政策(ce)性較強，且矛盾尖銳、涉案人(ren)員范(fan)圍(wei)廣，具體(ti)表(biao)現(xian)為(wei)(wei)：預(yu)(yu)(yu)售(shou)合(he)(he)同(tong)的(de)(de)(de)效(xiao)力(li)問題；宣傳廣告糾(jiu)紛；簽約條款糾(jiu)紛；延期交房糾(jiu)紛；產權(quan)(quan)(quan)證(zheng)書(shu)糾(jiu)紛；物業(ye)管(guan)理糾(jiu)紛等(deng)。第三(san)部(bu)門闡述(shu)(shu)(shu)了(le)商(shang)(shang)品(pin)(pin)(pin)房預(yu)(yu)(yu)售(shou)中(zhong)消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)權(quan)(quan)(quan)益(yi)受損的(de)(de)(de)原(yuan)因。第四部(bu)門闡述(shu)(shu)(shu)了(le)商(shang)(shang)品(pin)(pin)(pin)房預(yu)(yu)(yu)售(shou)領域中(zhong)保護(hu)(hu)(hu)(hu)消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)權(quan)(quan)(quan)益(yi)應注意的(de)(de)(de)幾個(ge)問題。主要(yao)(yao)講述(shu)(shu)(shu)了(le)加大(da)保護(hu)(hu)(hu)(hu)消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)權(quan)(quan)(quan)益(yi)法律法規的(de)(de)(de)宣傳；加大(da)行政處罰力(li)度建立規范(fan)商(shang)(shang)品(pin)(pin)(pin)房市(shi)場；建立監管(guan)機制(zhi)；消(xiao)(xiao)費(fei)(fei)(fei)者(zhe)(zhe)(zhe)在商(shang)(shang)品(pin)(pin)(pin)房預(yu)(yu)(yu)售(shou)領域中(zhong)應提高自(zi)我保護(hu)(hu)(hu)(hu)能力(li)等(deng)。

希(xi)望房(fang)屋消費者(zhe)在購(gou)買商品預售房(fang)過程中如何維護自己的(de)合法權益有所幫助。

關鍵詞：商品房預售(shou)糾紛消費者權益(yi)保護

房(fang)(fang)(fang)屋(wu)預(yu)(yu)售(shou)是上(shang)個世紀90年代(dai)初從境外引進的(de)一(yi)項制度(du)，相(xiang)(xiang)對于現房(fang)(fang)(fang)銷(xiao)售(shou)，屬于期(qi)房(fang)(fang)(fang)性質。它對于經濟能力較弱的(de)開(kai)發(fa)商和(he)購房(fang)(fang)(fang)者是有利的(de)，客(ke)觀上(shang)具有一(yi)種(zhong)(zhong)滿足預(yu)(yu)期(qi)、分期(qi)付款(kuan)、在(zai)開(kai)發(fa)商與(yu)購房(fang)(fang)(fang)者之間相(xiang)(xiang)互融資的(de)功能，特別對于購房(fang)(fang)(fang)者具有一(yi)種(zhong)(zhong)鎖定價(jia)格的(de)作用，能夠消解他們對不確定前景的(de)擔憂。房(fang)(fang)(fang)地(di)產(chan)開(kai)發(fa)因融資量大，投資多，需通過一(yi)定的(de)方(fang)式(shi)(shi)籌集資金，房(fang)(fang)(fang)屋(wu)預(yu)(yu)售(shou)就是房(fang)(fang)(fang)地(di)產(chan)開(kai)發(fa)企業常用的(de)一(yi)種(zhong)(zhong)籌資方(fang)式(shi)(shi)。房(fang)(fang)(fang)屋(wu)預(yu)(yu)售(shou)作為一(yi)種(zhong)(zhong)新的(de)銷(xiao)售(shou)形式(shi)(shi)首先在(zai)深圳等沿海地(di)區、繼而(er)在(zai)各地(di)被普(pu)遍采(cai)用。實踐證(zheng)明，這種(zhong)(zhong)方(fang)式(shi)(shi)不僅對房(fang)(fang)(fang)地(di)產(chan)開(kai)發(fa)企業自身(shen)籌集資金、搞(gao)活(huo)經營、避免風險起著重要作用，而(er)且在(zai)客(ke)觀上(shang)對活(huo)躍房(fang)(fang)(fang)地(di)產(chan)市場，促進居民(min)住房(fang)(fang)(fang)條件的(de)改善，實現資產(chan)的(de)保值有著積極的(de)意(yi)義。

〔論文關鍵詞」停車位產權歸屬(shu)

〔論文摘要]住宅小區停(ting)車(che)(che)位(wei)的產權歸屬(shu)問(wen)題(ti)，一(yi)直是(shi)物(wu)業(ye)管理(li)中(zhong)矛盾的焦點。房地產開(kai)發商，物(wu)業(ye)管理(li)公司(si)和小區業(ye)主就(jiu)有關停(ting)車(che)(che)位(wei)的歸屬(shu)紛爭凸現，各方利害當事人各執一(yi)端(duan)。本文試著從理(li)論上探討小區停(ting)車(che)(che)位(wei)的產權歸屬(shu)問(wen)題(ti)。為此(ci)問(wen)題(ti)的改進提供(gong)立法參(can)考。

一、住宅小區的類(lei)型及現狀

通常與車(che)位(wei)的(de)(de)(de)歸屬權(quan)有(you)著(zhu)密切的(de)(de)(de)聯系。根(gen)據不同(tong)的(de)(de)(de)車(che)位(wei)類(lei)型(xing)，使用權(quan)的(de)(de)(de)歸屬也不盡(jin)相同(tong)。有(you)的(de)(de)(de)歸國家(jia)，有(you)的(de)(de)(de)歸當(dang)地政府，有(you)的(de)(de)(de)歸小區業主(zhu)。因(yin)此(ci)，首(shou)先要從(cong)小區車(che)位(wei)的(de)(de)(de)類(lei)型(xing)入手，明確(que)車(che)位(wei)的(de)(de)(de)類(lei)型(xing)，才能對車(che)位(wei)的(de)(de)(de)歸屬作進一步分析。

目前(qian)我國立法(fa)(fa)關于(yu)(yu)(yu)小區停(ting)(ting)(ting)車(che)(che)(che)位(wei)產權(quan)(quan)(quan)歸(gui)屬的(de)(de)(de)(de)(de)(de)現狀。隨著市(shi)場經(jing)(jing)濟的(de)(de)(de)(de)(de)(de)發(fa)展，房地(di)產行(xing)業(ye)也迅速(su)的(de)(de)(de)(de)(de)(de)壯大起來，隨之便出(chu)現了(le)一(yi)(yi)(yi)系列有(you)關房地(di)產的(de)(de)(de)(de)(de)(de)問題(ti)，小區停(ting)(ting)(ting)車(che)(che)(che)位(wei)就(jiu)是(shi)其(qi)中的(de)(de)(de)(de)(de)(de)一(yi)(yi)(yi)列。商(shang)品房小區停(ting)(ting)(ting)車(che)(che)(che)位(wei)產權(quan)(quan)(quan)歸(gui)屬不明，將(jiang)會(hui)使房地(di)產開(kai)發(fa)商(shang)和(he)(he)小區業(ye)主(zhu)的(de)(de)(de)(de)(de)(de)合(he)(he)法(fa)(fa)權(quan)(quan)(quan)益處于(yu)(yu)(yu)不明確的(de)(de)(de)(de)(de)(de)狀態(tai)，嚴重損(sun)壞(huai)了(le)當(dang)事(shi)人的(de)(de)(de)(de)(de)(de)合(he)(he)法(fa)(fa)權(quan)(quan)(quan)益，妨礙著房地(di)產市(shi)場的(de)(de)(de)(de)(de)(de)正常發(fa)展，給社(she)會(hui)經(jing)(jing)濟生(sheng)活和(he)(he)公(gong)共(gong)管理帶來諸(zhu)多的(de)(de)(de)(de)(de)(de)難(nan)題(ti)。在現今提倡的(de)(de)(de)(de)(de)(de)和(he)(he)諧(xie)社(she)會(hui)的(de)(de)(de)(de)(de)(de)大前(qian)提下，我們(men)(men)更應(ying)該盡快解(jie)決(jue)這個難(nan)題(ti)，從而使得“和(he)(he)諧(xie)”落到實處。值得可(ke)喜(xi)的(de)(de)(de)(de)(de)(de)是(shi)，在今年(nian)的(de)(de)(de)(de)(de)(de)兩會(hui)上(shang)，《物(wu)(wu)權(quan)(quan)(quan)法(fa)(fa)》終(zhong)于(yu)(yu)(yu)被通過。并(bing)將(jiang)于(yu)(yu)(yu)2007年(nian)10月(yue)1日起施行(xing)。這部法(fa)(fa)律的(de)(de)(de)(de)(de)(de)出(chu)臺，給小區停(ting)(ting)(ting)車(che)(che)(che)位(wei)產權(quan)(quan)(quan)歸(gui)屬問題(ti)指明了(le)方(fang)向(xiang)。《物(wu)(wu)權(quan)(quan)(quan)法(fa)(fa)》第六章第七十四(si)條規定:“建(jian)筑區劃內(nei)規劃用(yong)于(yu)(yu)(yu)停(ting)(ting)(ting)放汽車(che)(che)(che)的(de)(de)(de)(de)(de)(de)車(che)(che)(che)位(wei)、車(che)(che)(che)庫應(ying)當(dang)首(shou)先滿(man)足業(ye)主(zhu)的(de)(de)(de)(de)(de)(de)需要。其(qi)歸(gui)屬，由(you)當(dang)事(shi)人通過出(chu)售、附(fu)贈或(huo)者出(chu)租等(deng)方(fang)式約定。占用(yong)業(ye)主(zhu)共(gong)有(you)的(de)(de)(de)(de)(de)(de)道路或(huo)者其(qi)他場地(di)用(yong)于(yu)(yu)(yu)停(ting)(ting)(ting)放汽車(che)(che)(che)的(de)(de)(de)(de)(de)(de)車(che)(che)(che)位(wei)，屬于(yu)(yu)(yu)業(ye)主(zhu)共(gong)有(you)。因此，我們(men)(men)需要從現有(you)的(de)(de)(de)(de)(de)(de)規定出(chu)發(fa)，借助(zhu)物(wu)(wu)權(quan)(quan)(quan)法(fa)(fa)理論(lun)研究的(de)(de)(de)(de)(de)(de)成果(guo)，進一(yi)(yi)(yi)步的(de)(de)(de)(de)(de)(de)推理，來分析小區內(nei)停(ting)(ting)(ting)車(che)(che)(che)位(wei)的(de)(de)(de)(de)(de)(de)產權(quan)(quan)(quan)歸(gui)屬問題(ti)。

所謂停(ting)車(che)(che)位(wei)(wei)是指(zhi)停(ting)車(che)(che)場(chang)中(zhong)僅供一輛汽車(che)(che)停(ting)放之單元。所謂商品房(fang)(fang)住宅(zhai)小區(qu)停(ting)車(che)(che)位(wei)(wei)的產權，是指(zhi)房(fang)(fang)地產權。房(fang)(fang)地產權又包(bao)括(kuo)土地使(shi)用(yong)權和(he)建筑物、附屬物所有權兩方面的財產權利。在本文中(zhong)，我們(men)主要論述(shu)的小區(qu)停(ting)車(che)(che)位(wei)(wei)專指(zhi)商品房(fang)(fang)住宅(zhai)小區(qu)內設置在地上、地面或地下的停(ting)車(che)(che)位(wei)(wei)。

2009年，市(shi)房(fang)地產(chan)局(ju)工會在市(shi)房(fang)地產(chan)局(ju)黨委和市(shi)建委、市(shi)總工會的領導下(xia)，堅持(chi)以鄧小平理論和“三(san)個(ge)代表”重要(yao)思想為指導，深入貫(guan)徹落實科學發展觀(guan)，緊緊圍繞年初制定的工作(zuo)目(mu)(mu)標，切實履(lv)行工會職能，較好地完(wan)成了各項工作(zuo)目(mu)(mu)標，現將2009年主(zhu)要(yao)工作(zuo)總結如下(xia)：

一、搭建學習平臺(tai)，提高廣大職工整體素質

學(xue)(xue)(xue)(xue)(xue)(xue)習是解放思(si)想的(de)(de)(de)(de)(de)(de)先導，是搞好(hao)工(gong)(gong)(gong)會工(gong)(gong)(gong)作(zuo)(zuo)(zuo)的(de)(de)(de)(de)(de)(de)前提(ti)，也是與時俱進的(de)(de)(de)(de)(de)(de)內在要(yao)求。2009年度，市(shi)房地(di)(di)(di)產(chan)局工(gong)(gong)(gong)會，根據市(shi)房地(di)(di)(di)產(chan)局黨委的(de)(de)(de)(de)(de)(de)統一部(bu)署，積極配合局黨委在全(quan)局開展(zhan)(zhan)各(ge)項理論學(xue)(xue)(xue)(xue)(xue)(xue)習活動。并以開展(zhan)(zhan)“創(chuang)(chuang)建(jian)學(xue)(xue)(xue)(xue)(xue)(xue)習型(xing)組織(zhi)(zhi)，爭做學(xue)(xue)(xue)(xue)(xue)(xue)習型(xing)職工(gong)(gong)(gong)”活動為(wei)主要(yao)內容，先后(hou)組織(zhi)(zhi)學(xue)(xue)(xue)(xue)(xue)(xue)習黨的(de)(de)(de)(de)(de)(de)十(shi)七(qi)(qi)大(da)(da)(da)、十(shi)七(qi)(qi)屆三中(zhong)全(quan)會、中(zhong)央和(he)(he)省經(jing)濟工(gong)(gong)(gong)作(zuo)(zuo)(zuo)會議(yi)精(jing)神，深入貫徹落(luo)實科(ke)學(xue)(xue)(xue)(xue)(xue)(xue)發(fa)(fa)展(zhan)(zhan)觀(guan)(guan)，廣(guang)(guang)泛宣傳(chuan)新(xin)《工(gong)(gong)(gong)會法(fa)》、《勞動法(fa)》、《勞動合同法(fa)》，適時開展(zhan)(zhan)了(le)“五(wu)五(wu)”普(pu)法(fa)知識競賽，從而引導廣(guang)(guang)大(da)(da)(da)干部(bu)職工(gong)(gong)(gong)自覺學(xue)(xue)(xue)(xue)(xue)(xue)法(fa)、懂(dong)法(fa)、守法(fa)、用(yong)法(fa)，依法(fa)規(gui)范(fan)自己的(de)(de)(de)(de)(de)(de)行為(wei)和(he)(he)運用(yong)法(fa)律武器(qi)保護自身合法(fa)權(quan)益。同時，局工(gong)(gong)(gong)會充(chong)分(fen)發(fa)(fa)揮工(gong)(gong)(gong)會的(de)(de)(de)(de)(de)(de)組織(zhi)(zhi)優勢(shi)和(he)(he)陣地(di)(di)(di)優勢(shi)，利(li)用(yong)不同宣傳(chuan)形式，創(chuang)(chuang)造良好(hao)的(de)(de)(de)(de)(de)(de)學(xue)(xue)(xue)(xue)(xue)(xue)習環境，不斷(duan)加強基層學(xue)(xue)(xue)(xue)(xue)(xue)習型(xing)組織(zhi)(zhi)的(de)(de)(de)(de)(de)(de)推(tui)動力，提(ti)升工(gong)(gong)(gong)會工(gong)(gong)(gong)作(zuo)(zuo)(zuo)的(de)(de)(de)(de)(de)(de)整(zheng)體水平。通(tong)過學(xue)(xue)(xue)(xue)(xue)(xue)習，全(quan)面(mian)提(ti)升了(le)廣(guang)(guang)大(da)(da)(da)干部(bu)職工(gong)(gong)(gong)的(de)(de)(de)(de)(de)(de)整(zheng)體素質，使(shi)廣(guang)(guang)大(da)(da)(da)干部(bu)職工(gong)(gong)(gong)明(ming)確肩負的(de)(de)(de)(de)(de)(de)使(shi)命和(he)(he)責任(ren)，進一步發(fa)(fa)揮工(gong)(gong)(gong)會的(de)(de)(de)(de)(de)(de)橋(qiao)梁和(he)(he)紐帶作(zuo)(zuo)(zuo)用(yong)，更好(hao)地(di)(di)(di)為(wei)房地(di)(di)(di)產(chan)經(jing)濟的(de)(de)(de)(de)(de)(de)發(fa)(fa)展(zhan)(zhan)服務(wu)。全(quan)年共收到(dao)各(ge)基層工(gong)(gong)(gong)會撰寫科(ke)學(xue)(xue)(xue)(xue)(xue)(xue)發(fa)(fa)展(zhan)(zhan)觀(guan)(guan)、工(gong)(gong)(gong)會維權(quan)等學(xue)(xue)(xue)(xue)(xue)(xue)習體會文(wen)章和(he)(he)論文(wen)14篇。

二、深化民主管理，發揮工會(hui)組織職能(neng)作用

1．扎實(shi)抓好事(shi)務(wu)公(gong)(gong)(gong)開(kai)(kai)工(gong)(gong)(gong)作。局(ju)工(gong)(gong)(gong)會積極發揮工(gong)(gong)(gong)會的監督作用，認真(zhen)落實(shi)事(shi)務(wu)公(gong)(gong)(gong)開(kai)(kai)，加(jia)強民主監督管(guan)理，指導局(ju)屬各(ge)單位開(kai)(kai)展事(shi)務(wu)公(gong)(gong)(gong)開(kai)(kai)工(gong)(gong)(gong)作。要求局(ju)屬各(ge)單位堅持“政務(wu)公(gong)(gong)(gong)開(kai)(kai)”制，及時(shi)向(xiang)職(zhi)工(gong)(gong)(gong)公(gong)(gong)(gong)開(kai)(kai)黨建、財務(wu)、職(zhi)評、評先(xian)、考核、培訓等情(qing)況，并設立意(yi)見箱。如(ru)產權市場處(chu)在干(gan)部選拔(ba)、職(zhi)稱評聘(pin)、評先(xian)評優、重大事(shi)項決策、業務(wu)招待費、職(zhi)工(gong)(gong)(gong)福利(li)等方面都以(yi)處(chu)務(wu)會、事(shi)務(wu)公(gong)(gong)(gong)開(kai)(kai)欄等不同形式(shi)及時(shi)公(gong)(gong)(gong)開(kai)(kai)，接(jie)受(shou)廣(guang)大干(gan)部職(zhi)工(gong)(gong)(gong)的監督，受(shou)到廣(guang)大干(gan)部職(zhi)工(gong)(gong)(gong)的好評。

2.認真開(kai)展民主(zhu)評議工(gong)作。民主(zhu)測評是(shi)(shi)(shi)密切干群、黨群關系(xi)，深化(hua)民主(zhu)管(guan)(guan)理(li)的有效形式和重要措施。年初產權(quan)市(shi)(shi)場管(guan)(guan)理(li)處、市(shi)(shi)住房制度改革辦公室在(zai)開(kai)展民主(zhu)評議領(ling)(ling)導干部(bu)工(gong)作過程中，做的扎實深入(ru)，一是(shi)(shi)(shi)內容(rong)全面(mian)，以領(ling)(ling)導干部(bu)的工(gong)作實績(ji)和廉潔(jie)自律為重點(dian)，涵(han)蓋(gai)德、能、勤、績(ji)、廉五個方面(mian)。二是(shi)(shi)(shi)覆蓋(gai)面(mian)廣，所有副科級以上的中層領(ling)(ling)導干部(bu)都必須接受職工(gong)的評議，整個評議程序規范(fan)，精心組(zu)織，深受職工(gong)的好(hao)評。

2009年(nian)，市房地產局工(gong)會(hui)在(zai)市房地產局黨委和市建委、市總工(gong)會(hui)的領(ling)導下，堅(jian)持以鄧小平理論和“三個(ge)代表”重要(yao)思想為(wei)指導，深入貫徹落(luo)實科學發展觀，緊(jin)(jin)緊(jin)(jin)圍(wei)繞年(nian)初制定(ding)的工(gong)作目標，切(qie)實履行工(gong)會(hui)職能(neng)，較(jiao)好地完(wan)成了各項工(gong)作目標，現將2009年(nian)主要(yao)工(gong)作總結如下：

一、搭建學習平臺，提(ti)高廣大職(zhi)工(gong)整體素質

學(xue)習(xi)(xi)(xi)(xi)是解(jie)放(fang)思(si)想的(de)(de)(de)(de)(de)先導，是搞好(hao)(hao)工(gong)會(hui)(hui)工(gong)作的(de)(de)(de)(de)(de)前提(ti)，也是與時俱(ju)進的(de)(de)(de)(de)(de)內在要求。2009年度，市房地產局(ju)工(gong)會(hui)(hui)，根據(ju)市房地產局(ju)黨委的(de)(de)(de)(de)(de)統一部(bu)署，積(ji)極配合局(ju)黨委在全(quan)局(ju)開(kai)(kai)展(zhan)各項理論(lun)學(xue)習(xi)(xi)(xi)(xi)活動(dong)(dong)。并以開(kai)(kai)展(zhan)“創(chuang)(chuang)建學(xue)習(xi)(xi)(xi)(xi)型(xing)組(zu)織，爭做學(xue)習(xi)(xi)(xi)(xi)型(xing)職(zhi)(zhi)工(gong)”活動(dong)(dong)為主要內容，先后組(zu)織學(xue)習(xi)(xi)(xi)(xi)黨的(de)(de)(de)(de)(de)十七(qi)大(da)、十七(qi)屆三中全(quan)會(hui)(hui)、中央和(he)(he)省經濟工(gong)作會(hui)(hui)議(yi)精神，深(shen)入貫徹落實科學(xue)發展(zhan)觀(guan)，廣(guang)(guang)(guang)泛宣傳(chuan)新《工(gong)會(hui)(hui)法(fa)(fa)》、《勞動(dong)(dong)法(fa)(fa)》、《勞動(dong)(dong)合同(tong)法(fa)(fa)》，適(shi)時開(kai)(kai)展(zhan)了“五五”普法(fa)(fa)知(zhi)識競(jing)賽(sai)，從(cong)而引導廣(guang)(guang)(guang)大(da)干部(bu)職(zhi)(zhi)工(gong)自(zi)覺學(xue)法(fa)(fa)、懂法(fa)(fa)、守法(fa)(fa)、用(yong)法(fa)(fa)，依(yi)法(fa)(fa)規范(fan)自(zi)己的(de)(de)(de)(de)(de)行(xing)為和(he)(he)運(yun)用(yong)法(fa)(fa)律武器保護自(zi)身合法(fa)(fa)權(quan)(quan)益。同(tong)時，局(ju)工(gong)會(hui)(hui)充分發揮(hui)工(gong)會(hui)(hui)的(de)(de)(de)(de)(de)組(zu)織優(you)勢和(he)(he)陣地優(you)勢，利用(yong)不同(tong)宣傳(chuan)形式，創(chuang)(chuang)造良好(hao)(hao)的(de)(de)(de)(de)(de)學(xue)習(xi)(xi)(xi)(xi)環境(jing)，不斷加強(qiang)基層(ceng)學(xue)習(xi)(xi)(xi)(xi)型(xing)組(zu)織的(de)(de)(de)(de)(de)推動(dong)(dong)力，提(ti)升工(gong)會(hui)(hui)工(gong)作的(de)(de)(de)(de)(de)整(zheng)體水平。通(tong)過學(xue)習(xi)(xi)(xi)(xi)，全(quan)面提(ti)升了廣(guang)(guang)(guang)大(da)干部(bu)職(zhi)(zhi)工(gong)的(de)(de)(de)(de)(de)整(zheng)體素質(zhi)，使(shi)廣(guang)(guang)(guang)大(da)干部(bu)職(zhi)(zhi)工(gong)明確肩負的(de)(de)(de)(de)(de)使(shi)命和(he)(he)責任，進一步(bu)發揮(hui)工(gong)會(hui)(hui)的(de)(de)(de)(de)(de)橋梁和(he)(he)紐帶作用(yong)，更好(hao)(hao)地為房地產經濟的(de)(de)(de)(de)(de)發展(zhan)服務。全(quan)年共收到各基層(ceng)工(gong)會(hui)(hui)撰寫科學(xue)發展(zhan)觀(guan)、工(gong)會(hui)(hui)維權(quan)(quan)等學(xue)習(xi)(xi)(xi)(xi)體會(hui)(hui)文(wen)章和(he)(he)論(lun)文(wen)14篇。

二(er)、深化(hua)民主(zhu)管理(li)，發(fa)揮工會(hui)組織職能作用

1．扎實抓(zhua)好(hao)事(shi)(shi)務(wu)公(gong)(gong)開(kai)工(gong)作。局工(gong)會(hui)積極發揮工(gong)會(hui)的(de)監督作用(yong)，認真落(luo)實事(shi)(shi)務(wu)公(gong)(gong)開(kai)，加(jia)強民主監督管理，指(zhi)導局屬各單(dan)位(wei)開(kai)展事(shi)(shi)務(wu)公(gong)(gong)開(kai)工(gong)作。要(yao)求局屬各單(dan)位(wei)堅持“政務(wu)公(gong)(gong)開(kai)”制，及(ji)時向職(zhi)(zhi)工(gong)公(gong)(gong)開(kai)黨建、財務(wu)、職(zhi)(zhi)評、評先、考(kao)核、培訓(xun)等(deng)情況(kuang)，并設(she)立意(yi)見箱。如(ru)產權市場處(chu)在干部(bu)選拔、職(zhi)(zhi)稱評聘、評先評優(you)、重大(da)(da)事(shi)(shi)項決策、業務(wu)招待費、職(zhi)(zhi)工(gong)福利等(deng)方面都(dou)以處(chu)務(wu)會(hui)、事(shi)(shi)務(wu)公(gong)(gong)開(kai)欄等(deng)不同形式及(ji)時公(gong)(gong)開(kai)，接受(shou)廣大(da)(da)干部(bu)職(zhi)(zhi)工(gong)的(de)監督，受(shou)到廣大(da)(da)干部(bu)職(zhi)(zhi)工(gong)的(de)好(hao)評。

2.認真開(kai)展民(min)(min)主(zhu)評(ping)(ping)議工(gong)作(zuo)(zuo)。民(min)(min)主(zhu)測評(ping)(ping)是(shi)密切干(gan)群、黨群關(guan)系，深(shen)化民(min)(min)主(zhu)管理(li)的(de)有(you)效(xiao)形(xing)式和重要措(cuo)施。年初產權市場管理(li)處、市住房(fang)制度改(gai)革辦(ban)公室在開(kai)展民(min)(min)主(zhu)評(ping)(ping)議領(ling)導(dao)干(gan)部(bu)工(gong)作(zuo)(zuo)過程(cheng)中，做的(de)扎實深(shen)入，一是(shi)內容全面(mian)，以領(ling)導(dao)干(gan)部(bu)的(de)工(gong)作(zuo)(zuo)實績和廉(lian)潔自律為(wei)重點(dian)，涵(han)蓋(gai)德、能(neng)、勤、績、廉(lian)五個(ge)方面(mian)。二是(shi)覆蓋(gai)面(mian)廣(guang)，所有(you)副科(ke)級以上的(de)中層領(ling)導(dao)干(gan)部(bu)都(dou)必(bi)須接受職(zhi)(zhi)工(gong)的(de)評(ping)(ping)議，整(zheng)個(ge)評(ping)(ping)議程(cheng)序(xu)規范，精(jing)心組織，深(shen)受職(zhi)(zhi)工(gong)的(de)好(hao)評(ping)(ping)。