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1、 目目 录录 摘摘 要要 I I AbstractAbstract IIII 引引 言言 1 1 一、期房买卖中消费者权益保护的基本理论一、期房买卖中消费者权益保护的基本理论 4 4 （一）期房买卖的概念（一）期房买卖的概念 . 4 （二）期房买卖中消费者权益保护的必要性（二）期房买卖中消费者权益保护的必要性 . 6 （三）我国期房买卖中消费者权益保护的法律现状（三）我国期房买卖中消费者权益保护的法律现状 . 9 二、期房买卖中消费者权益受损的主要表现二、期房买卖中消费者权益受损的主要表现 1212 （一）预售广告的夸大虚假宣传（一）预售广告的夸大虚假宣传 . 12 （二）预售合同的不公平条款
2、（二）预售合同的不公平条款 . 13 （三）预收款的不合理使用（三）预收款的不合理使用 . 14 （四）预售按揭中的强制保险（四）预售按揭中的强制保险 . 15 （五）房屋质量问题（五）房屋质量问题 . 20 三、域外期房买卖中消费者权益保护的制度及其借鉴三、域外期房买卖中消费者权益保护的制度及其借鉴 2222 （一）域外期房买卖消费者权益保护的制度（一）域外期房买卖消费者权益保护的制度 . 22 （二）域外期房买卖中消费者权益保护的借鉴意义（二）域外期房买卖中消费者权益保护的借鉴意义 . 26 四、我国期房买卖中消费者权益保护的制度完善四、我国期房买卖中消费者权益保护的制度完善 2828 （
3、一）建立严格的市场准入机制（一）建立严格的市场准入机制 . 28 （二）建立信息披露机制（二）建立信息披露机制 . 32 （三）加大对预售广告的规制（三）加大对预售广告的规制 . 34 （四）加强对合同的不公平条款的规制（四）加强对合同的不公平条款的规制 . 38 （五）加强对预售资金的监管（五）加强对预售资金的监管 . 39 （六）引入商业保险（六）引入商业保险 . 42 （七）健全房屋质量监督管理体制（七）健全房屋质量监督管理体制 . 43 结结 语语 4646 参考文献参考文献 4747 致致 谢谢 5050 攻读硕士学位期间发表的学术论文目录攻读硕士学位期间发表的学术论文目录 5151
4、 I 摘摘 要要 期房买卖，是房地产开发经营企业将正在建设而尚未竣工的房屋预先出售 给消费者，消费者交付定金或购房款，并在未来确定的日期将房屋交付给消费 者的一种法律行为。期房买卖制度对于国内房地产业的发展在加速资金周转、 提高资金使用效率、降低开发成本等方面发挥了重要作用。 现阶段，期房买卖已是我国房地产市场中主要的交易方式，大部分的消费 者均采用期房买卖的方式购房，但由于开发商在经济实力和专业知识方面具有 优势，为追求自身的最大利益，实践中，作为预售人的开发商常常利用自己的 优势地位，运用广告或者不公平的合同条款对消费者的合法权益肆意进行侵害。 这不仅损害了消费者的合法权益，也不利于我国房
5、地产市场持续、健康的发展。 实践证明，消费者要维护自己的合法权益，仅仅依靠市自发调节是不够的，必 需借助国家的强制力，对期房买卖市场进行规制和调控。 我国现阶段期房买卖制度还不完善，消费者权益受损害的现象比较普遍， 原因在于对期房买卖中消费者的权益保护的必要性缺乏认识。实际上，保护了 消费者的权益，才能最终维护期房市场的稳定和健康发展。消费者是期房市场 的源泉与动力，消费者的权益维护不好，期房市场便成了无源之水、无本之末。 在当前的市场中，消费者面临的权益损害主要在预售广告的夸大虚假宣传、 预售合同的不公平条款、预售款的不合理使用、预售按揭中的强制保险以及房 屋的质量问题上。基于消费者合法权益
6、的保护的必要性和我国目前存在的问题， 吸收和借鉴国外相关的先进经验则是必然的选择。为了保护消费者的权益，可 以建立严格的市场准入机制，提高房地产商的资质；建立信息披露机制，平衡 开发商与消费者的信息；加大对预售广告的规制，预防夸大虚假的宣传；加强 对合同不公平条款的规制，避免消费者由于经济实力和专业知识的不足而陷于 不利的地位；加强对预售资金的监管，建立新的资金监管模式，保障资金用到 实处；引入商业保险，预防风险，维护消费者的利益；健全房屋质量监督管理 体制，保证消费者取得合格、满意的住房。 关键词：关键词：期房买卖；预收款；强制保险；商业保险 II Abstract Forward deli
7、very housing transaction is a kind of legal action, which real estate companies make the unfinished house pre-sell to consumers, but consumers need to pay for some deposit, then companies will give the house to consumers in a certain day in future. Forward delivery housing transaction system plays a
8、n important role in improving the efficiency in the use of funds and reducing the developing cost. It is very important for the development of the real estate. At this stage, Forward delivery housing transaction has became the main style of trading in Chinas real estate market, most of the consumers
9、 buy houses in this way, but developers have their own advantages in the economic strength and professional knowledge. In practice, they are usually against the legitimate rights and interests of consumers by making using of their own advantages or ads and unfair terms of contract in order to pursue
10、 the best interests of their own. This will not only damage the legitimate rights and interests of consumers, but also bad for Chinas sustained and healthy development of the real estate market. Practice has proved that if consumers want to protect their own legitimate rights, It is not enough to de
11、pend on the market regulation. We must use national force to regulate and control the real estate market. Forward delivery housing transaction system in our country at this stage is not perfect, damaging the interests of consumers is still relatively widespread phenomenon, and the reason is that peo
12、ple are lack of understanding the need to protect consumers interests. In fact, only can the developers protect the interests of consumers, It is ultimately safeguard the stability and healthy development of real estate market. Consumers are the source of the market and driving force, If we cant pro
13、tect the interests of consumers, the market will become passive water without end. In the current market, damaging the interests of consumers are facing mainly in the pre-sale ads exaggerate the false propaganda, pre-sale unfair contract terms, the unreasonable pre-sale money, the use of mandatory p
14、re-sale of mortgage insurance as ； III well as the quality of housing problems. Bases on the protection of legitimate rights and interests of consumers of the necessity and the existing problems in our country, It is the only option to absorb and learn from the advanced experience of foreign countri
15、es. In order to protect the interests of consumers, we can establish a strict mechanism for market access and improve the quality of the real estate business. We can establish the information disclosure mechanism to balance the information between consumers and developers. We need increase the pre-s
16、ale ads regulations to prevent the false propaganda exaggerating. It is necessary to strengthen the unfair contract terms to avoid that consumers are in disadvantageous position because they are lack of professional knowledge. Strengthen the supervision of the pre-sale funds and establish the new financial management model, then introduce the commercial insurance and prevent the risk in order to safeguard the consumers interest, improve the quality of supervision and management
