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1、独创性声明本人声明所呈交的学位论文是本人在导师指导下进行的研究工作和取得的研究成果，除了文中特别加以标注和致谢之处外，论文中不包含其他人已经发表或撰写过的研究成果，也不包含获得西南政法大学或其他教育机构的学位或证书而使用过的材料。与我一同工作的同志对本研究所做的任何贡献均已在论文中作了明确的说明并表示了谢意。学位论文作者签名：签字日期：年月日学位论文版权使用授权书本学位论文作者完全了解西南政法大学有关保留、使用学位论文的规定。特授权西南政法大学可以将学位论文的全部或部分内容编入有关数据库进行检索，并采用影印、缩印或扫描等复制手段保存、汇编以供查阅和借阅。同意学校向国家有关部门或机构送交论文的复
2、印件和电子文档。（保密的学位论文在解密后适用本授权说明）学位论文作者签名：导师签名：签字日期：年月日签字日期：年月日硕士学位论文商品房销售广告法律问题研究Legal Research of Commodity House Sales Advertising作者姓名：指导教师：王侯国跃晨副教授西南政法大学Southwest University of Political Science and Law内容摘要商品房销售市场运行是否有序关系到众多人的切身利益，广告作为商品房销售的重要手段，其当前存在的虚假广告等问题已经严重影响到商品房销售市场的正常运行，并导致开发商和购房者之间的矛盾愈来愈深。这一
3、问题迫切需要通过法律的手段加以干预和解决。本文试图通过对商品房销售广告法律制度进行研究，尽可能地厘清商品房销售广告的性质，分析在现行法律框架下购房者遭遇虚假广告时可以寻求的救济方式。在此基础上指出我国现阶段商品房销售广告法律中存在的缺陷，并探求规范完善之出路。本文主要包括以下几个部分：第一部分，合同法视野中商品房销售广告的性质。商品房销售广告与一般的商业广告无异，在法律性质上可作要约或要约邀请之区分。基于两者法律效力的不同，如何认定商品房销售广告的性质成为确定开发商责任承担与否的关键。虽然要约及要约邀请的法律概念较为明确，但在实务中的区分却显得颇为艰难。本部分结合实践与理论，对商品房销售广告的
4、性质做区分。第二部分，关于审理商品房买卖合同纠纷案件适用法律若干问题的解释第三条之评析。该解释第三条首次在法律上规定未载入合同的广告也可以成为合同内容，其实质上将商品房销售领域某些具有要约邀请性质的广告赋予了要约之拘束力，这对保护弱势购房者，限制开发商的虚假广告行为大有裨益。但广告内容要被视为要约，不经载入合同而成为合同的组成部分，法律上对其多有限制，购房者的权利难于援引该条得到保护。第三部分，商品房销售广告虚假时购房者的救济途径。现阶段，我国商品房销售市场中充斥着大量虚假广告，广大消费者极为不满，其与开发商之间的矛盾愈演愈烈。现有法律框架下，理论上购房者可以寻求的救济方式包括要求开发商承担违
5、约责任和缔约过失责任。其中对开发商恶意违约构成欺诈是否可以要求惩罚性赔偿，法律上存在争议。笔者将就此阐述自己的立场。第四部分，我国商品房销售广告法律之缺陷及其完善。我国商品房销售广告法律规制方面存在立法滞后、法律内容矛盾、民事责任落实困难、法律审查监管缺位等诸多问1题。解决这些问题，必须及时修改有关商品房销售广告的法律法规，完善民事救济体系，同时相关的主管部门应加强法律监管，规范商品房广告行业的行为，以期更好地保障购房者的权益。关键词：商品房；广告；要约；要约邀请2AbstractAdvertising is an important means which is often used in
6、real estate sales, and the orderin the sales of commercial property market is close to the vital interests of many people. Butnow problems of false advertising in the sales of commercial advertising have seriouslyaffected the normal operation of the sale of commercial property market. Whats more，the
7、seproblems cause the contradiction between developers and consumers more deeper. We musttake advantage of the legal means urgently to intervene and resolve these issues.This paper attempts to study the law system of the commodity house sales advertising inorder to make every effort to clarify the na
8、ture of the advertising sales of commercial propertyand analyze the remedies when buyers encounter false advertisement problems under theexisting legal framework. On this basis, the paper points out the current problems of salesadvertising ,and research the ways to solve and improve them. This paper
9、 is divided into thefollowing four sections:The first part, the nature of the commodity house sales advertising in the view of contractlaw. Commodity house sales advertising is same with general business advertising, both ofthem can be divided into an offer or an invitation to treat in the nature of
10、 law. Based on thedifferent legal effect, how to identify the nature of commodity house sales advertisements isthe key to determine the liability of developers. Although the concept of an offer and aninvitation to treat is clear in the law, its difficult to distinguish them in practice. Combinedwith
11、 the practice, this part has differentiated the nature of the commodity house salesadvertising in theory.The second part, the analysis and comment on article 3 of “the explanation of someissues on the trial of business contract dispute case applicable law ”. The article 3 of judicialexplanation on d
12、ispute of commodity house sale stipulates that the advertising which is notwritten in the contract can also be a part of contract, which formally brings commodity housesales advertising with the nature of invitation to offer into offers binding effect. Thisregulation is great to protect vulnerable b
13、uyers and limit the false advertising behavior ofdevelopers. However , the law has a strong limitation that advertising not written into thecontract can be a part of it and be treated as offer. As a result it is hard to protect the rights ofthe buyers according to this provision.1The third part, remedies of buyers when they encounter the problems of falseadvertisement. At present, commodi
