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不動產仲介業說明義務之研究-以債權債務關係為中心廖政雄 Unknown Date (has links)
基於契約自由及自我負責原則,個人得依自己意思自主形成法律關係,而在契約法上,契約當事人透過自主決定,形成彼此間之法律關係,參與契約之人必須為他方當事人及法律安定性等利益,承擔因自身經驗不足或判斷錯誤,所造成決定自由受妨礙之風險。而不動產交易具有以下特徵:1 買賣雙方皆非經常性交易,2市場交易之價格資訊不易取得(實價登錄仍具有時間上的落差),3尋求潛在買方的交易成本很高,4買賣雙方對交易價格的議價及磋商能力較差,5標的物之瑕疵及法令上的限制,非賣方使用經驗可以探知,需透過專業的調查及說明6.交易金額龐大且需辦理貸款,7.交易時間從簽約到點交耗時較長,8.除標的物之事實交付占有外,需辦理完納稅捐,所有權移轉、抵押權設定、塗銷等程序,9.不動產買賣契約之約定內容多使用法律專業文字,買賣當事人不易理解等。因此,一般消費者在缺乏實際買賣不動產經驗及社會的專業分工下,常委由仲介業處理買賣事宜。所以,買方或賣方願以給付高額仲介服務費,委託仲介業進行銷售或承買,就賣方而言,其委託之目的是希望憑藉仲介業之專業及交易經驗進行「委託銷售」、「履約協力」及提供與銷售及履約有關之「說明義務」。就買方而言,其委託之目的是希望憑藉仲介業之專業及交易經驗「搜尋及承買符合需求之特定標的」、「履約協力」及提供與承買及履約有關之「說明義務」。
在仲介實務上,仲介活動始於仲介業對賣方之開發及對買方之帶看行為,無論是委託銷售契約或委託要約斡旋契約,其委託銷售或承買之價格或其他條件,多受該前階段仲介業所提供之資訊影響。為期能完整說明仲介業說明義務之完整內容,本文認為仲介業之給付義務應始於物件開發,終於房屋點交。
仲介業對買賣雙方是否具有說明義務,即在探尋仲介業對買方或賣方是否負有狹義債之關係(給付義務),而探尋之方法係透過當事人意思表示、契約條文的解釋,及契約性質的定性,以確認該給付義務之依據(請求權基礎)。但狹義債之關係僅為廣義債之關係所發生多數個別的給付之一,因此要判斷仲介業之說明義務,需先確認當事人間債之發生原因及當事人間廣義債之關係的內容。而契約構成之要素,應依當事人約定之內容及目的、法律強制規定作為契約內容、法律擬制契約內容判斷之結果。本文認為,仲介業與賣方之委託銷售契約及仲介業與買方之委託要約斡旋契約書,應非屬典型委任、居間或承攬契約。惟因民法第529條勞務契約強制類型之規定,而定性為委任契約。
仲介業者對買賣雙方說明義務之依據,有基於當事人約定契約之給付義務、有基於類推適用民法第567條、有基於民法第184條之侵權行為,有基於民法第148條第2項誠信原則之附隨義務。且其說明義務之範圍,本文歸納司法判決之實務見解,法院如以民法第567條為依據,仲介業說明義務須限定「訂約事項」「當事人履行能力及訂立該約能力」之法定事項且仲介業得為「合理方式調查」為限。惟本文認為,仲介業與買賣雙方說明義務之範圍,依據契約之目的、契約內容之形成要素判斷,非僅民法第567條所定事項,應包括足以影響買方或賣方意思形成之重要要素。因此,仲介業對賣方說明義務之範圍,應該包括「委託價格及條件之形成」「銷售活動及買方出價」「標的瑕疵之提示」「賣方履約可能之障礙及風險」委託銷售契約及不動產買賣契約「合約上賣方違約責任及不利益事項」。而仲介業對買方之說明義務應該包括「特定標的是否符合買方特定需求及使用目的」「承買價格及條件之形成」「標的瑕疵之提示」「買方履約可能之障礙及風險」委託要約或斡旋契約及不動產買賣契約「合約上買方違約責任及不利益事項」。
另關於仲介業說明義務之程度,本文歸納司法判決之見解,區分為「低度說明義務」、「中度說明義務」、「高度說明義務」。惟本文認為,仲介業說明義務之調查方法及程度,依債務人之給付應依債之本旨及債務不履行可歸責事由之判斷標準,本文認為,關於說明義務之具體事項及調查方法,應依專門職業人員之善良管理人之注意義務,應指有一般具有相當知識經驗且勤勉負責之人,在相同之情況下且合乎「專業能力」「工作經驗」「職業責任」應餞行之調查方法。而仲介業對買賣雙方說明義之程度應達於「預見風險」且能「避免或防止損害結果之發生」,因此應統一採取「高度說明義務」。
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不動產自售網站對不動產仲介業產生「去中介化」之研究 / A study of disintermediation effect on real estate brokerage industry by FSBO's websites張欣民, Chang,Hsin-Min Unknown Date (has links)
隨著網路的崛起,傳統實體通路的存在價值與市場地位也飽受威脅,在市場上的實際演變,書店、銀行、證券、旅遊、機票等中介者的角色,明顯的已可被電子商務網站所取代,因此在國外已經有很多針對網路對實體通路產生「去中介化」之研究,在國內雖然也有類似的現象產生,但迄今還沒有類似的研究,所以本研究有開啟此議題研究先河之意義。
與其他遭到「去中介化」產業或服務比較,不動產仲介業更倚賴「人」之中介角色,但其銷售之產品又具有高度不易「去中介化」的特性:異質性、高總價、少交易經驗等,所以其面臨「去中介化」之威脅,的關鍵因素是什麼,其受到「去中介化」衝擊之程度到底多大,都是本研究想要探討之課題。
根據問卷調查,本研究發現交易成本是不動產仲介業面臨「去中介化」的關鍵原因,不過在目前之環境下,不動產仲介業還是不可能完全被不動產自售網站所取代,而不動產自售網站如果想要發揮自售之功效,還需多強化網頁內容呈現、提升網站知名度以及增加配套服務。 / Following the emerging of internet, traditional retail channels of books, banks, stocks, tourism and ticketing have faced the challenges from many internet-based businesses (electronic commerce) which eliminating intermediary between buyers and sellers make products or services to sell cheaper and faster. And there are many researches on such kind of disintermediation effects in foreign society. But till now there is not any kind of disintermediation study in Taiwan. This study is a beginning research of disintermediation in Taiwan.
Though the real estate brokerage industry, which relying more on middleman (broker) than others, has the high-priced and idiosyncratic product features, it also faces the direct challenges from for-sale-by-owner (FSBO) websites. So the study tries to find out what is the key factor that caused the disintermediation and how far it goes in the real estate brokerage industry.
The major findings of the study are that transaction cost is the real factor that caused the disintermediation, the functions and status of real estate brokers are still not easily to take place by FSBO websites and the later has to intensify content layouts, increase website’s reputation and offer extra services to attract more users to FSBOs.
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以代理理論與交易成本理論觀點分析「e-house不動產交易服務網」 / Analysis of E-House Real State Website from Transaction Cost Theory and Agency Theory Points of View.毛惠玲, Mao,Hui Ling Unknown Date (has links)
台灣不動產仲介業,從1977年成立公司組織發展至今32年、不動產仲介業務網路化從1996年至今13年、公部門為不動產交易安全建置e-house從2007年開始運作至今2年,對照2002年至今台灣不動產仲介交易糾紛逐年攀升現象;顯見,付出高額仲介費用買屋及賣屋的不動產消費者,並未因不動產仲介業者的組織規模龐大、營業收入豐碩、網路發達,資訊科技精進及政府成立e-house網站,而得到較完備的不動產交易安全保障。
本研究以滿足消費者需求為基礎,並以提供網絡仲介不動產交易安全環境的“推動方式和實實務層面”為主題,從不動產仲介之起源、不動產仲介市場現況、不動產仲介問題、e-house現況及e-house問題等過程為論述軸線.探討不動產仲介作業流程、不動產仲介交易糾紛原因、不動產網路仲介交易運作、聯賣制度運作不成功、自售網之崛起及e-house網站的政策目標等課題,經由(1)以交易成本及代理理論為基礎的論證;(2)對現行管理仲介業者的不動產經紀業管理條例之法制面與規範的認知;(3)對不動產消費者、不動產服務業者、政府三方不動產網路仲介交易相關主體特性的瞭解; (4)對於民間不動產網站及官方e-house網站仲介交易實務與現行法制規範相互影響,造成推動不動產交易安全障礙的課題進行探討; (5)分析影響不動產消費者使用民間不動產網站及官方e-house網站存在仲介代理問題及高昂仲介費用的交易成本等相關文獻面、法制面、實務面及一般會員使用e-house的問卷調查。綜合研究顯示:(1)台灣不動產仲介業與政府本身皆存在影響不動產交易安全推動的問題;(2)不動產仲介業對消費者可能存在委託代理問題及使用不動產網站產生交易成本的疑慮;(3)不動產仲介交易產生的代理問題及交易成本,會影響消費者對不動產交易行為的決策形式;(4)消費者利用網路進行不動產交易,是一項極為專業且繁瑣的消費活動,不動產仲介交易過程必須專業分工,才能消弭或降低代理問題及交易成本,促進交易安全。
本研究針對影響消費者使用仲介網站交易不動產的問題,嘗試建構「e-house網路交易不動產示範網站」的新思維,提供消費者消除或減少代理問題和交易成本,以促進不動產交易安全;另一方面,也考慮到其他不動產專業人士的權益及政府行政效能的提升。新思維的內容包括(1)建構“整合仲介交易過程之不動產專業分工機制” (2)改造e-house成為「e-house網路交易不動產示範網站」(3)研擬不動產網站經營者之資格條件、不動產網站作業內容及消費者與不動產業者網路作業等規範,並建議政府從「政策面」、「法制面」、「資訊面」、「推動面」及「執行面」等五個構面制定配套措施,消弭或降低代理問題及交易成本,推動不動產交易安全。
關鍵字:不動產仲介業、不動產經紀人、交易成本理論、代理理論、代理問題、e-house網路交易不動產示範網站 / Taiwan real estate brokerage industry appeared as company organization in 1977. In 1996, the real estate brokerage business launched onto internet website. In 2007, Public Security Department setup “e-house” network platform. However, from 2002 till now, the real estate transaction disputes still increase annually. Obviously, large organized real estate firms, developed network, sufficient information nor “e-house” network platform will not guarantee consumers who pay high broker fees to receive better and comprehensive real estate transaction safety.
This study is to provide “promoting and practicing aspects” to real estate transaction safety network environment to satisfy consumers’ demands. It intends to look into the starting of real estate brokerage business, the current status of real estate brokerage market, the real estate broker problems, the current “e-house” status and its problems by examining the process of Taiwan real estate brokerage, the real estate transaction disputes, the real estate broker operating network, the failure of MLS, the rise of free broker fee network, and the policy objectives of “e-house” network platform by:
(1) Demonstration on the basis of transactional cost and broker theory;
(2) Comprehension on the procedures and the norms of Real Estate Broker Management Act;
(3) Understand the characteristics of three participants, government, real estate service providers and the consumers, in the real estate transaction;
(4) Investigate the conflicts between real estate operation network and the existing regulations that makes the promoting real estate transaction safety to be difficult;
(5) Analyze the cost structure between private brokerage system and the official “e-house” system and how a consumer may react to two different systems with regards to legal system, practice and survey.
A general conclusion from research indicates the following:
(1) Problems appear on both sides of private and government agencies to promote safer and more transparent real estate transaction
(2) Real estate brokers have doubts on buyers/seller’s trust on representation issue and the actual transactional cost for using a on-line web-site
(3) Cost and representation issue arising from the actual real-estate transaction may Affect forms of consumers’ decision making.
(4) Procedures for making an online real estate transaction are very complicated for consumers. Professional brokers have to monitor every step of the way in order to eliminate representation issue, reduce transactional cost, and promote safer transactional security.
This study focuses on the problems emerging from consumers using an online real-estate website, while trying to demonstrate a safe “e-house” network platform can actually complete the real estate transaction. Once consumers have enough trust in the “e-house” network platform, it could potentially reduce representation issue problems and transactional cost. On the other hand, this system also protects brokers’ privileges while enhancing government’s efficiency. New concepts to be discussed in this study will include
(1) Create a professional and integrated real-estate transactional mechanism.
(2) Transform “e-house” into a demonstrated network platform for online real-estate transaction.
(3) Set strict standards for qualifying private brokerage to operate an online real-estate network platform, to provide website contents, and operational model between consumer and real-estate broker.
(4) Propose necessary measures to government in five aspects: “policy”, “legal system”, “information”, “promotion”, “implementation”.
Keywords: Real estate brokerage industry, Real estate broker, Agency theory, Transaction cost theory, Representation issue, E-house network of real estate transactions demonstration platform.
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