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.

隨網際網路、行動載具及數位科技之進步，金融服務之提供不再受限於地域上之隔閡。邇來，有許多國際性投資銀行擬透過其所經營之網路交易平台向我國投資人提供證券經紀服務，然因我國現今並未開放外國證券商得跨境提供我國投資人證券經紀服務，在相關規範上付之闕如。 然而，法律上之禁止並無法阻止科技進步興起之跨境證券活動浪潮。如有朝一日我國擬開放外國證券商跨境提供我國投資人證券經紀等金融服務時，應採取何種規範方式及相關規範內容為何，有其討論之需要性及必要性。 按此，本文首先將介紹我國現行證券商相關之規範制度，後參酌美國、澳洲及德國對於外國證券商跨境提供其國內投資人證券經紀服務之規範方式及內容，輔以國際證券管理機構組織所歸納使用於跨境證券活動之三種規範制度，嘗試提出我國對外國證券商跨境提供我國投資人證券經紀服務得採行之規範方式及內容之建議。 本文研究結果建議，我國應針對不同身分別之投資人分別採用國民待遇規範制度及認可規範制度。即在非屬專業投資人部分，採用國民待遇規範制度；而在專業投資人部分，採用認可規範制度。同時，建議就有關跨境提供證券經紀服務之開放可分階段進行。最後，針對我國現行證交法及其相關規定，本文亦參考美國、澳洲及德國在相關規範架構下之細部規定，提出法規修正之建議及我國可能可以考慮之細部規範內容。 在跨境金融服務興起的今日，重新思考及架構一套符合證券及金融市場國際化之規範架構及方式是一個必經的歷程，希望透過本文之研究結果及建議，能幫助我國在此波金融國際化之浪潮中立足國際。 / With the progress of the Internet, mobile vehicles and digital technology, the provision of financial service is no longer limited to geographical barriers. Recently, there are a lots of international investment banks intend to provide securities brokerage services to our domestic investors through their electronic trading platform. However, since Taiwan is not yet open to foreign securities firms to provide securities brokerage service to our domestic investors on a cross-border basis, there is lack of any relevant regulation. Nonetheless, the legal prohibition on the provision of service on a cross-border basis can not stem the tide of the cross-border securities activities resulted by the technological advancement. If one day Taiwan opens the foreign securities firms to provide securities brokerage services and/ or other financial services to our domestic investors on a cross-border basis, it is necessary and a must for Taiwan to consider what regulatory model and what regulations should be taken. Given the above, this study will first introduce the current regulatory regime related to the securities firms in Taiwan, and then take the regulatory regime and regulations governing the foreign securities firms providing securities brokerage service to the domestic investors on a cross-border basis adopted by the US, Australia and Germany and the three types of regulatory regimes summed up by the IOSCO, which are used for the regulation of cross-border securities activities, into account to try to propose the suggestions on the possible regulatory regime and regulations for Taiwan to adopt for this issue. The results of this study suggest that Taiwan should adopt the regulatory tools called National Treatment and Recognition and used them depend on the type of investor. That is, as to the non-professional investor, Taiwan should adopt National Treatment to regulate the cross-border securities brokerage service; and as to the professional investor, Taiwan should adopt Recognition to regulate the same. At the same time, this study suggests the cross- border provision of securities brokerage service could be considered to be opened by phases. Finally, as to the current Taiwan Securities and Exchange Act and its relevant regulations, this study also provide the proposed amendments and the relevant details by making reference to the regulations adopted by the US, Australia and Germany under the regulatory regime of each of them. In today’s world, it is a must to rethink and structure a regulatory regime and regulations that conform to the internationalization of securities and financial markets. It is hopeful that the results and suggestions in this study could assist Taiwan to gain a footing in the arena of the international financial market.

韓國政府為達成「成為東北亞的金融中心（financial hub）」之目標，參考英、澳模式，於2003年初提出整合金融法規計畫，將現行金融相關法規，以功能性規範的方式，將資本市場相關法律加以整合，同時將金融投資商品的概念以概括性的方式規定，並將金融業有關的制度規範重編為以金融機能為中心，加強投資者保護制度等對於資本市場法制體系做全新的改善；另一方面，透過加強對資本市場的不公平交易的管制等現行制度上所出現的部分缺失加以改善。 反觀我國有關金融市場之相關法制，韓國所列為改革的缺失，如金融業可從事的商品以列舉方式規定、金融行業制度的規範以金融機關為中心制定、對於投資者保護的配套措施不夠完備及對資本市場的不公平交易的管制缺失等，均為我國現行法制所存在。 本文擬以探尋投資銀行的意義、類型及其業務範圍為前導，歸納出投資銀行之概念，繼以瞭解美、英、日、韓等先進國家之投資銀行法制規範之演進與發展，作為我國之參考，再以投資銀行之業務為經，以其所涉之我國法制為緯，逐一就每一投資銀行之業務所涉的法制進行有系統彙整與分析，期對我國投資銀行業務所涉之法制規範有一全盤性的瞭解，最後探討韓國投資銀行金融法制改革及「次級房貸事件」造成美國五大投資銀行瓦解之法制原因，以為參考與借鏡，並提出我國投資銀行未來相關法制規範訂定或修訂之建議。 本研究之結論如下：1.投資銀行正確的說法應該是指投資銀行業務，它代表的是一種活動的概念。2.投資銀行法制發展模式，主要分為銀行與證券分離制(以美國、日本為代表)及銀行與證券合一制(以英國及歐陸國家為代表)，我國目前較趨向銀行與證券分離制。3.在金融監理一元化之影響下，外國投資銀行之法制呈現制定「單一金融法規」模式之整合性發展趨勢，在因應金融創新變革方面，紛朝擴大有價證券定義、對金融商品的管理架構由「正面表列」改為「負面表列」及強化公司治理之措施提昇對投資人保護機制發展。4.管制鬆綁與金融創新為造成美國投資銀行瓦解之主因。5.韓國資本市場整合法如期實施，主要在於美國五大投資銀行雖已破產倒閉或轉型，惟未來投資銀行的功能將繼續存在，再者，韓國制定「資本市場整合法」時，係以英國、澳洲金融改革立法例，來發展投資銀行，而非以美國投資銀行模式。6.世界各國近年來紛紛加速進行金融改革整合所有資本市場的法規與業務協助金融業者成為有國際競爭力的投資銀行，來增強金融市場的競爭力。台灣在總體經濟發展與金融市場分業管理架構都和韓國相似，應積極學習韓國改革經驗，整合資本市場法規與業務，提升資本市場的競爭力。 我國與韓國均為亞洲國家，文化背景及地理區位亦甚為相近，韓國制定「資本市場整合法」，係有計畫、有步驟地改善金融機構的長期穩健發展，以及促進金融業間業務的平衡性發展，並非僅考量金融機構的短期獲利，應有值我國借鏡之處。 再者，金融海嘯雖反映出市場失靈、監理失效情況，各國迷漫著『監理加嚴』的氣氛。但不應矯枉過正，抹殺金融創新，阻礙資本市場的發展。 雖然我國政府對這次金融海嘯衝擊採取冷處理方式，停止了原預定推動之金融法制整合，但我國資本市場面臨經營環境惡化、發展策略不明確、法規成熟度不足、業者競爭力低和投資人保護措施不完善等問題，依然存在，本文認為證府須儘快進行根本改革，以提升資本市場之競爭力。 本研究建議改革的主要重心如下：1.儘速進行金融法制改革，整合資本市場法規與業務，提升資本市場的競爭力。2.效法韓國政府金融改革之精神，政府機關確實負起主導責任，務實規劃資本市場發展策略，與業者共同促進市場發展，進行有系統的金融法制改革。3.積極重新檢討銀行、證券、期貨、投信、投顧和信託等業務的法規，使各行業的業者可以依自己的規模和專業能力，選擇以直接、兼營或子公司方式混業經營、獲得經營綜效。4.韓國加強衍生性金融商品及負面表列的管制，可供我國參採。5.實施專業投資人制度，對一般投資人要求加強投資人保護，但對專業投資人制度減少投資人保護，維持市場效率。