摘 要

现阶段，政府部门针对住房制度进一步进行了改革，随着改革的不断深入，逐步取消了房改房制、集资房以及福利房等相关房屋制度被取消，这使得我国商品房得以快速发展，房地产市场呈现出了繁荣发展的景象，而且房地产交易具体方式同样更加的多样化，在交易过程中出现纠纷问题数量随之增加。不过，由于在房屋买卖过程中我国所制定相关法律与规律依旧存在一些不足，在司法实践之中就所出现的各种纠纷进行判决时对于相关法律的理解存在一定差异，导致了司法处理过程中所采用方式有所不同。我国《物权法》等相关法律针对一些房产交易纠纷问题做出了相关规定，这确保了此类问题能够得以有效解决，不过，依旧很多房产交易所导致的纠纷没有得以彻底的解决。所以，在此基于司法实践首先探讨房产交易中相关纠纷问题出现具体原因，进而找出具体的解决方法，针对房产交易过程中所出现一些不易有效解决的纠纷问题加以详细论述。本文立足于当前房屋买卖合同纠纷的司法实践，通过对2018年湖北省高院有关房屋买卖合同纠纷的统计分析，指出当前司法实践中有关房屋预售合同出卖人违约情形、无权处分情形下的商品房买卖合同纠纷的裁判规范、城镇居民买卖农村房屋的效力及民事责任的认定标准的司法认定，继而为完善房屋买卖合同提供微薄建议。

关键词：房屋买卖合同；裁判；房屋预售合同；无权处分

Abstract

At this stage, the government departments have further reformed the housing system. With the continuous deepening of reforms, the housing system, housing raising houses, and welfare housing and other related housing systems have been phased out, which has led to the rapid development of commercial housing in China. The scene of prosperity and development, and the specific ways of real estate transactions are also more diversified, and the number of disputes in the transaction process increases. However, due to the fact that there are still some deficiencies in the laws and regulations formulated by China in the process of housing sales, there are certain differences in the understanding of relevant laws when judging various disputes arising in judicial practice, leading to the judicial process. The method used is different. China's "Property Law" and other relevant laws have made relevant provisions on some real estate transaction disputes, which ensures that such problems can be effectively resolved. However, many disputes caused by real estate transactions have not been completely resolved. Therefore, based on the judicial practice, we first discuss the specific reasons for the related disputes in real estate transactions, and then find out the specific solutions, and discuss some disputes that are difficult to effectively solve in the real estate transaction process. Based on the judicial practice of the current housing sales contract disputes, this paper points out the current situation of the pre-sale contract of the pre-sale contract in the judicial practice in the judicial analysis of the housing contract disputes of the Hubei Provincial High Court in 2018. Judicial determination of the refereeing rules for commercial housing contract disputes, the effectiveness of urban residents to buy and sell rural houses, and the criteria for determining civil liability, and then provide meagre recommendations for improving housing sales contracts.

Key Words：House sale contract; referee; house pre-sale contract; no right to dispose of

目 录

第1章 绪论 1

第2 章 湖北省高院房屋买卖合同纠纷的案例概貌 2

2.1 湖北省高院房屋买卖合同纠纷案例统计分析 2

2.2 典型案例分析 2

2.2.1 蒋某诉天津某房地产公司商品房预售合同纠纷 2

2.2.2 贾某诉张某房屋买卖合同纠纷 3

第3章 商品房预售合同的司法认定 4

3.1 出卖人逾期办理权属证书问题 4

3.2 出卖人交付商品房存在瑕疵的责任承担 4

3.2.1 房屋质量问题 4

3.2.2 房屋面积误差 5

第4章 商品房买卖合同违约责任司法认定 7

4.1 无权处分情形下的商品房买卖合同纠纷的裁判规范 7

4.1.1 夫妻一方签订的房屋买卖合同与家事代理 7

4.1.2 夫妻共有财产的无权处分 7

4.2 商品房按揭贷款合同纠纷的裁判规范 8

4.2.1 按揭贷款合同纠纷案件中第三人的确定 8

4.2.2 按揭贷款合同利益均衡与合同条款效力认定 9

第5 章 农村房屋买卖合同纠纷案件的司法认定 11

5.1以物抵债协议的效力认定及其处理规范 11

5.2 农村房屋使用权转让合同的效力认定及其处理规范 12

参考文献 14

致 谢 16

第1章 绪论

在法制化进程逐步推进的过程中，社会大众对于司法工作也更为关注与重视，学者在开展研究过程中同样也更为关注对于一些司法案例分析和讨论。而一个国家所拥有的法治水平高低可以直接在司法裁判工作之中得以体现。判例便是法官依照我国相关法律与法规具体规定，针对个别案件开展判决工作的感性与理性的一种综合判断，要求应当无误地载明全部裁判内容实际形成的具体过程，要记录清楚对于不同证据以及信息取舍情况，说明对于实际案件对应的事实情况事实怎样进行认定的，同时也要将与之有关各种环境因素加以记录，这样才能更好的体现出来我国司法裁判所拥有严明性以及权威性。

本文就2018年湖北省高院有关房屋买卖合同纠纷案裁判的分析统计中发现：当前有关房屋买卖合同纠纷的争议主要集中在商品房预售合同中出卖人的违约责任、商品房买卖合同中的违约责任和农村房屋买卖合同纠纷。基于此，笔者梳理了上述三种有关房屋买卖合同纠纷中的典型问题，在分析研究的基础上指出当前司法实践中的处理方式，以此推进该类合同的司法实践认定。