住宅市場是典型的不完全訊息市場，每個市場參與者並不知道潛在交易對象的所在位置、偏好，與保留價格。不完全訊息意涵著，交易者必須透過搜尋才能找到交易對象，因而必須支付搜尋成本，也會形成搜尋市場。不論是住宅交易的買方或者賣方，都可以選擇是自行搜尋交易對象，或者透過仲介業者來協助交易的達成。然而，仲介業者對於住宅搜尋市場之影響，目前仍存在著許多問題是尚待釐清的，而拍賣市場在台灣所扮演的重要性愈來愈高，其市場機制的價格效果也是值得關注的問題： 一、跨區購屋、定錨行為與仲介服務效果 買賣房屋幾乎必然會有議價過程，雙方的議價能力除了受到市場條件的影響外，賣方對於本身所蓋或者所擁有的房屋及附近地區市場等資訊都較買方為多，因此賣方處於較有利的地位。因此，本研究的第一個研究問題即是：就購屋者彼此之間，在地購屋者是否比跨區購屋者具有訊息優勢？參考價格偏誤是否存在？具有訊息優勢的仲介服務能否改善購屋者的搜尋成本與參考價格偏誤？本研究實證結果顯示，基於搜尋成本較高的原因，跨鄉鎮市區的跨區購屋者相對於未跨區者需要多支付3.8%的價格貼水。其次，參考價格愈高的地區，其購屋者會因為定錨效果或參考點偏誤而多支付1%的價格貼水，此外，高價格分配信念的購屋者，平均會支付4.9%的價格貼水。第三，地價上漲率較高地區的購屋者，會誤用自身地區的外推性預期，以為遷入地區也有同等的價格增值空間，而多支付約11.4%的價格貼水。最後，購屋者若尋求仲介服務亦能改善其出價能力，約可降低2.9%的價格貼水，然而，仲介服務在改善搜尋成本與定錨的效果方面則不顯著。 二、仲介服務對於價格分散之影響 本研究利用搜尋成本與價格分散的觀點，檢視具有訊息優勢的仲介服務業者是否真能提高住宅市場的價格搜尋效率。以台北地區的住宅市場資料，指出仲介服務的存在的確可以提高購屋者的搜尋能力。價格分散的估計與檢定結果則顯示：第一，購屋者成交價價格分散小於訂價價格分散；第二，透過仲介服務搜尋者訂價價格分散未顯著異於自行搜尋者的訂價價格分散，可是透過仲介服務搜尋者的成交價價格分散則顯著小於自行搜尋者的成交價價格分散，同時透過仲介服務的價格收斂比率較高。此乃表示，仲介服務業者並未運用其訊息優勢協助賣方進行較有效率的訂價，但是能有效地協助買賣雙方透過配對與議價活動，大幅地降低成交價的價格分散程度。此外，進一步比較國內相關研究結果，目前台北市的住宅市場訊息效率已較過去有顯著的改善，特別是透過仲介服務的改善效果更為明顯。 三、不對稱的仲介服務價格效果 過去有關仲介服務對於交易價格影響的實證結果卻出現許多分歧而不一致的現象，本研究認為過去相關文獻的差異，可能源自以普通最小平方迴歸的方式來估計仲介服務的價格效果時，會忽略住宅價格條件分配的差異。以分量迴歸估計後發現，仲介服務係數在各價格分量呈現很大的差異且顯著，仲介服務的價格效果，在0.10分量約有4.4%的溢價，而 0.75分量以上則約有-5.6%的折價現象。因此，本研究嘗試以高低價格分量的不對稱訂價策略，作為仲介服務價格效果不一致的現象的檢視觀點，並得到實證上的支持。 四、搜尋與拍賣市場機制選擇及拍賣市場績效之再檢視 拍賣市場為購屋者的重要次級市場之一，因此拍賣市場的績效就顯得愈來愈重要。本研究考慮了購屋者的搜尋成本對於市場機制自我選擇偏誤的影響，重新檢視拍賣市場的績效。本研究實證結果顯示，在未考慮自我選擇偏誤下，拍賣市場機制的估計係數為-22.6%，且達1%統計顯著水準。但是，在控制買方與物件的自我選擇偏誤後，我國拍賣市場與搜尋市場間並無顯著的價格差異存在，因而本研究對於過去國內相關文獻認為拍賣市場一定比搜尋市場折價較多的說法，提出了相當的質疑。惟此三年間我國北部地區拍賣市場的拍定率從10%快速成長到30%，而市場條件的快速變化，很可能會造成較大的拍賣價格變異。因此在後續研究上，可以比較拍定率差異較大的時間進行比較研究，以了解本研究結果之穩定度。 / This dissertation employs search theory and behavior theory to study four relative essays. The first essay is to test three questions using a unique data base in the viewpoint of search cost and Anchoring behavior: First, is there anchoring effect or reference price bias on home-purchasing behavior? Second, is there any extrapolative expectation effect of reference price change on homebuyers? Third, can homebuyers reduce price premium from their high search cost or perceived bias? Those answers can help us understand if we can get alternative interpretation to housing price dispersion and if government should provide housing information service. Empirically, we find that out-of-town/district buyers pay a statistically significant price premium in the Taipei area. We also find some evidence consistent with the price premium being driven by high search costs, anchoring effect and extrapolative expectation from heuristics. Finally, homebuyers can lower price premium through real estate brokers in the market. The second essay is to examine the efficiency of housing and brokerage markets in view of price dispersion. We find brokerage service enhance the search ability of homebuyers. We use listing price prices as the prices before search and the actual transaction prices as the price after search, and we also separate the sample into search by homebuyers and search by broker. We find that search by broker decreases the price dispersion compared to search by homebuyers. The third essay is try to explain a number of past and recent studies provided conflicting empirical answers to the effect of real estate brokerage service on housing price. We employ quantile regression to capture the behavior at each quantile of conditional house price distribution and to test the asymmetric effects of brokerage service. An important findings of this paper is that the price effects of real estate brokerage service are significant heterogeneous across the conditional price distribution. The contribution of this paper to the prior literature is to provide empirical evidence by showing that broker might have a positive, negative, or zero impact on the housing prices. The final essay is to discuss the decision making behavior of housing markets mechanism choice. Real estate auction market has been one of main market mechanisms of home purchase. Therefore, the performance of real estate auctions is a very important issue. This article reviews the price premium or discount of real estate auctions by correcting the self-selectivity bias in a view of homebuyers’ search cost. The empirical result shows that the availability of an auction as an alternative has the result of high search cost buyers attending auctions. Next, after accounting for the endogenous nature of this choice and controlling for property and buyer characteristics, prices of properties sold at auction were not lower than those of comparable properties sold in a search market. It is questionable to say the performance of real estate auctions is inferior to that of negotiated sales at Taiwan.

Cet essai est présenté en tant que mémoire de maîtrise dans le cadre du programme de droit des technologies de l’information. Ce mémoire traite de différents modèles d’affaires qui ont pour caractéristique commune de commercialiser les données dans le contexte des technologies de l’information. Les pratiques commerciales observées sont peu connues et l’un des objectifs est d’informer le lecteur quant au fonctionnement de ces pratiques. Dans le but de bien situer les enjeux, cet essai discutera d’abord des concepts théoriques de vie privée et de protection des renseignements personnels. Une fois ce survol tracé, les pratiques de « data brokerage », de « cloud computing » et des solutions « analytics » seront décortiquées. Au cours de cette description, les enjeux juridiques soulevés par chaque aspect de la pratique en question seront étudiés. Enfin, le dernier chapitre de cet essai sera réservé à deux enjeux, soit le rôle du consentement et la sécurité des données, qui ne relèvent pas d’une pratique commerciale spécifique, mais qui sont avant tout des conséquences directes de l’évolution des technologies de l’information. / This essay is submitted as part of a master's thesis in Information Technology Law. This thesis discusses different business models that have the common feature of commercializing data in the context of Information Technologies. One of the goals of this thesis is to inform the reader about the workings of the studied business practices, as they are not widely known. First, in order to situate the issues, this essay will consider the theoretical concepts of Privacy and Personal Information Protection. Once the review of Data Protection and Privacy has been established, this thesis will further explore Data Brokerage, Cloud Computing and Analytic Solutions as practices. Over the course of this description, the legal issues raised by each aspect of the aforementioned practices will be studied. Finally, the last chapter of the thesis will be dedicated to two issues that are not limited to the scope of a specific business practice, but are direct consequences of the evolution of Information Technologies: the role of Consent and Data Security.

Cette thèse se propose d’explorer les modalités de constitution d’un domaine de production de savoirs dits académiques dépendant du pouvoir politique. La première partie examine la convergence de trajectoires individuelles vers une activité relativement nouvelle, située au carrefour de champ professionnels et centrée sur l’analyse de la politique étrangère turque menée depuis 2003 par le gouvernement du parti AKP. Partant de là, la seconde partie s’attache plus particulièrement aux liens des acteurs de l’espace identifié avec les responsables gouvernementaux. Il apparaît que ce domaine constitue un champ d’activité dont la structure concentrique découle de la proximité d’une communauté épistémique en son sein avec le champ politique. Par voie d’institutionnalisation et de cooptation du reste du champ, les membres de cette communauté parviennent à imposer une conception utilitaire des sciences sociales permettant de produire des savoirs convergent avec les priorités politiques du moment. La troisième partie examine donc le contenu de ces savoirs de sorte à démontrer le rôle de médiateur joué par le champ expert. Il se confirme alors que sa vocation est de convaincre diverses parties-prenantes, en Turquie et à l’étranger, de la légitimité et l’opportunité du projet hégémonique du gouvernement turc en direction du Moyen-Orient arabe. En définitive, par l’étude de cette configuration experte, a été aussi posé la question de la profondeur de la rupture créée par l’AKP dans le mode de gouvernement et les orientations géopolitique de la Turquie. L’analyse conclut à une rupture dans la continuité / This Ph. D. research offers an opportunity to explore the form of dependency to political power maintained by a self-labelled academic knowledge production domain. This study is based on the case study of Turkish Middle Eastern policy expertise. The first part examines the convergence of individual trajectories towards a relatively new activity in Turkey, located at the intersection of various professional fields and centered on the analysis of the AKP government foreign policy since 2003. The second part then focuses on the links that exist between the previously identified actors and statesmanship. It soon appears that this knowledge production forms a field of activity which concentric structure derives from the proximity of the epistemic community at its very center with the political arena. Through institutionalization and cooptation with the State’s material support, the epistemic community members manage to impose its utilitarian conception of social sciences to the whole expertise field, thereby bringing its actors to design knowledge convergent with the time’s policy priorities. The last part of this work consists of a study of this expertise’s content in order to demonstrate the go-between function played by experts. It appears ultimately that their mission is to convince foreign policy stakeholders in Turkey and abroad of the legitimacy and opportunity of Turkey’s hegemonic project towards the Arab Middle East (2003-2013). Finally, through the study of this expert configuration, it is the question of policy change and geopolitical shift that has been examined. The thesis concludes on the hypothesis of change within continuity

Submitted by Mariana Dornelles Vargas (marianadv) on 2015-05-15T20:14:53Z No. of bitstreams: 1 informacoes_contabeis.pdf: 1621025 bytes, checksum: 576beab81ed3e0d309b43f56e009caaf (MD5) / Made available in DSpace on 2015-05-15T20:14:53Z (GMT). No. of bitstreams: 1 informacoes_contabeis.pdf: 1621025 bytes, checksum: 576beab81ed3e0d309b43f56e009caaf (MD5) Previous issue date: 2010-03-23 / Banco Santander / Banespa / O presente estudo objetivou analisar como as informações voluntárias disponibilizadas pelas companhias nos Relatórios da Administração são utilizadas pelas Corretoras de Títulos e Valores Mobiliários nas recomendações de investimento em ações. Para tanto, foi encaminhado aos analistas das corretoras um instrumento de coleta de dados, que procurou identificar as informações que estes utilizam para realizar as recomendações. Obteve-se 30 retornos de uma população de 108 corretoras cadastradas na CVM. Estas 30 corretoras informaram as empresas cujas demonstrações analisam, obtendo-se, assim, a segunda amostra da pesquisa. Para analisar as informações divulgadas pelas companhias de capital aberto, foi feita análise de conteúdo dos Relatórios da Administração entregues a CVM do ano de 2008. Fez-se uma análise descritiva dos dados das duas amostras de forma individual, onde foi possível verificar o perfil dos respondentes e suas opiniões sobre a importância das informações apresentadas pelas companhias de capital aberto. Já na análise descritiva dos Relatórios da Administração, foi possível verificar o nível de evidenciação das empresas, e ainda examinar as informações que são divulgadas com maior frequência. Foi realizada a análise de conglomerado (Cluster) com a amostra das corretoras, verificando-se que não há uma unanimidade na forma de análise das informações que são por estas utilizadas. Procedeu-se uma segunda análise de conglomerado, unindo os respondentes e as empresas, para verificar a relação existente entre as informações divulgadas pelas companhias de capital aberto e a sua utilização por parte das corretoras. Os resultados dessas análises indicam que os relatórios que as empresas apresentam possuem muitas particularidades, desde as que fazem a apresentação apenas levando em consideração os aspectos legais e outras os utilizam como um canal de comunicação das atividades realizadas. Já com relação aos analistas, verificou-se que, de forma geral, as informações contábeis divulgadas ao mercado são utilizadas e possuem relevância nas análises que são feitas para as recomendações de investimento em ações. / The objective of the present study is to analyze the relationship between the voluntary information provided by companies in the Reports of Directors and its use by Brokers Securities in evaluating and recommending investments in stocks. So, an instrument of data collecting was sent to the brokerage analysts to identify the information used on the recommendations. 30 returns were received from a population of 108 brokerages registered on Securities Exchange Commission. After receiving the returns, it was verified which companies were analyzed by the brokerages, and with this verification the second sample of the research was taken. To analyze the information released by the companies, an analysis was done on the Administration Reports sent to the Securities Exchange Commission in 2008. A descriptive analysis was done in both samples individually, so it was possible to verify the personality of the respondents and the opinion about the importance of the information presented by the companies. And on the descriptive analysis of the Administration Reports was possible to identify the level of disclosure of the companies, and besides that it was possible to verify which information is released more often. The conglomerate analysis (Cluster) was done with the brokerages sample, and it was verified that there is not an unanimously way to analyze the information used by the respondents. So, a second conglomerate analysis was done, this time with respondents and companies together to verify the relation between the information released by the companies and the usage of this information by the brokerage. The results of theses analyzes indicate that the reports presented by the companies have many particularities, since the ones that take under consideration only the legal aspects, and others that used this report as an communication channel of the company activities. About the analysts, it was verified that the information released to the market is used, and this information is relevant on the analysis made for recommendation of stock investments.

針對現今網路時代的變化與趨勢，本研究試圖以網站經營面和顧客使用面的角度切入，探討經過網際網路各項特性的催化後，一個完善的顧客關係管理系統所應該包含的重點工作為何。此外，本研究並試圖利用電子券商與網路書店此兩種不同產業的特性、實體與網路並存及純網路型企業及台灣與美國兩個不同國家的相關基礎環境影響這幾個變數，來探討在各個層面上，顧客關係管理系統在運用上所產生的相同與相異點，以提供業界與後續研究者做分析比較的參考。本研究的主要研究發現如下： ●　不同產業與企業，在網際網路上進行顧客關係管理共同應注意的重點工作有 ■　客製化服務是黏住顧客的最大關鍵 ■　因為網際網路無遠弗屆的特性使然，利用網路進行顧客關係管理首重即時性與不間斷性 ■　顧客服務應採用推播式（Push），而非被動的等待顧客來使用 ■　確認機制和即時性的回復系統，是博得顧客信賴與安全感的重要機制 ■　顧客真正想要的是「資訊」而非「資料」，資訊內容除了量大之外，好的搜尋引擎及分類機制才是關鍵 ■　部分實體特性所帶來的「顧客感受」尚無法為網路所替代 ■　既有品牌轉至網路，在獲取新顧客與保留顧客上不見得是助力 ●　電子券商與網路書店在進行顧客關係管理時所產生的不同點為 1. 在資料擷取時點及使用方式方面 ■　券商總是在一開始便擷取相當多的資訊、並採用即時採擷與分析的模式 ■　書店則以較為開放的資訊分享方式進行，直到交易完成之後，才開始利用各式各樣的交易資訊來進行資料分析 2. 在套牢現象方面 ■　券商因為交易的複雜度較高，牽涉到大額金錢流動的安全性考量也較高，是故所產生的套牢效應比較明顯（E*Trade有95％的顧客重複使用率，Charles Schwab也有90％） ■　書店的商品比較標準化，且資訊又採完全公開分享的方式，是故與券商相較起來，套牢效應較小 ●　實體與網路並存與純網路型企業在進行顧客關係管理時所產生的不同點為 ■　實體和網路並存的企業多利用策略聯盟或活動舉辦的方式來吸引顧客的目光及再度加深顧客的印象 ■　純網路的企業則推陳出新的發展出像是聯屬行銷或是社群經營的方式來利用動態循環的概念套牢顧客。 ●　美國與台灣在相關產業基礎環境不同的情況下，企業在進行顧客關係管理時所產生的影響與窒礙有 ■　台灣的券商在金流交換系統的不相容、不互通及法令層面上影響較大，例如證交法規定券商為特種行業，不可進行個股推薦並收取顧問費的營利活動，導致台灣券商目前並無法提供一站購足式的金融服務，並限制了擴展海外業務增加國際競爭力的能力。 ■　台灣書店則受限於實體物流、倉儲等配銷層面的基礎建設不足。EDI系統的零散與不足，導致存補書籍及追蹤書籍資訊都多所障礙，同時台灣發書量與網路商業使用人口的不足，也導致進行人工智慧比對的比較基礎不夠，讓許多加值性的顧客服務目前只能處於規劃狀態，無法上線執行。 此外，由研究結論可知，顧客關係管理系統內容廣泛，常常因產業的不同、企業數位化程度的不同、相關基礎設施的不同等等因素而以不同的型態呈現，並影響整個顧客關係管理的績效。但整體而言，國內外企業在推展的過程中，或多或少都已經對企業及顧客的價值產生提升的效果，甚至有些企業，例如Amazon已藉此達成了交叉銷售及雙贏的目標，並積極地為創造顧客的終身價值而努力。 / The 1990s has been a dynamic era for the information technologies. Since 1994, internet has boomed up and made trade commerce becoming a global-wide competition. Real time, boundless and multi-culture are the characteristics of internet and they also make changes to all the business models. Customer Relationship Management (CRM) which has been effected by the internet is one of the examples. The principle of 80/20 defines clearly that enterprises can create 80% of profit from their 20 % customers. How to utilize internet and apply the 80/20 principle to grasp customers is an important and also fashionable issue in business administration. Objectives This thesis tries to investigate internet's impact on CRM, in the context of characteristics of industry, enterprise digitalization involvement and complementary industries impact factors, to discuss the following objectives: ● The key successful factors of CRM on internet. ● What are the differences of CRM between stock houses and bookstores? ● What are the differences of CRM system between pure on-line and on-line + off-line enterprises? ● What are the differences of CRM between Taiwan & the United State? ● Does CRM enhance the value of both enterprises and customers. Research Structure This thesis is based on the CRM as the core and supported by the web operation and customer points of view. According to literature survey, a complete CRM should include the mechanism to transfer customers' data to useful knowledge, good customer services, efficient database services and community & associates program applications. Case Choice For the purpose of case study, this thesis chooses 8 companies as studies cases. Research Methodology This thesis adopts the case study using direct web observation, testing the internet system and in-depth managers and customers interviews. Before interviewing, the author has collected related data and the under-practicing data of every enterprise. Case Analysis and Conclusions According to the analyses of the 8 cases, the author has generated the following conclusions: 1. The key successful factors ofCRM on internet stock broker and bookstore industries including: ● One-to-one marketing & customerlization is the most important way to stick the customers. ● Real time, continuous and confirm-back system is necessary. ● Customers need "information" not "data". CRM should integrate these data into information and provide to the customers. ● Without providing the value-added services or the same identification of the brand name, established brand name may not be an asset to the new internet brand name. 2. The differences ofCRM between stock houses and bookstores are: ● Stock houses always adopt the way of real time data-mining and data warehousing; bookstores always share their information and provide information before they complete the first deal. ● Because of the complexity and security, stock houses always have more lock-in effect than bookstores. 3. The differences of CRM between pure on-line & on-line + off-line enterprises are: ● They have different way to attract new customers. Associates program is only applicable to internet deal. ● internet can't substitute some real things' interaction feeling for the customers. 4. The differences ofCRM between Taiwan and the United States are: ● The financial databases are not compatible in Taiwan. Therefore, it makes Taiwan's stock houses need more time and paper works to check customer's credibility. ● The Stock Trading Regulations in Taiwan limit Taiwan stock houses services to their customers. This inconvenience weakens Taiwan stock houses competition with American stock houses on internet. ● In Taiwan, EDI and logistic system is very poor. It makes bookstores can't trace their goods on time and provide value-added services. 5. Increasing the Value of Enterprises and Customers ● According to this research, it has discovered that a good CRM will collect customers' data, enhance customer relation, provide customers' knowledge and make cross interaction between sellers and customers. Both the enterprises and the customers gained "value-added". ● Customers always save their time to complete the trading and information search work. Enterprise always save the rent fee and labor cost to open a real store, and always make cross selling by good CRM system. ● For example, Amazon.com has made huge gain from the cross selling and has built a very good customer database. In 2000, Amazon.com has more than 17 million web users visit its homepage and more than 10 million have been its customers.

I skrivande stund föreligger viss oklarhet vad gäller fastighetmäklarlagens (2011:666) tillämpningsområde. I ett avgörande från Svea hovrätt[1] har problematiken kring huruvida fastighetsmäklarlagens bestämmelser är tillämpliga på kommersiella fastighetsförmedlingar konkretiserats. Frågeställningen har varit föremål för diskussion i motiven till fastighetsmäklarlagen, och efter hovrättens avgörande gett upphov till livlig debatt. Lagutskottet har i förarbetena till lagen framhållit att det inte kan betraktas såsom rimligt att man, i samband med en fastighetsförmedling vid en inkråmsaffär, ska vara tvungen att anlita både en företags- och en fastighetsmäklare eller att valet av överlåtelseform[2] ska tillmätas någon betydelse. Regeringen var av samma åsikt som Lagutskottet, men påpekade att det i praktiken ändå oftast anlitas advokater vid förmedlingar av denna typ. Någon särreglering av kommersiell fastighetsförmedling var därför inte på tal, enligt regeringen. Hovrätten valde i domskälen till förevarande mål att tillmäta det “värdejämförandebedömningskriterium”, vilket återfinns i förarbetena till fastighetsmäklarlagen, betydelse. Detta kriterium har av två förespråkare från Mäklarsamfundet kritiserats och domen är, enligt dem, att anse såsom “rättpolitiskt olämplig”. Vi har i analysen intagit ståndpunkten att domen inte är självklar, men att den går att anse som korrekt, vilket även en i uppsatsen omnämnd doktorand i mäklarrätt ansett, ur ett rättskälleperspektiv. Genomgående har vi eftersträvat att, i uppsatsen, utreda vilket tillämpningsområde fastighetsmäklarlagen har. Beroende på målets utgång i Högsta domstolen, vilket förväntas komma tidigast under sommaren 2015, kan det komma att stå klart huruvida en jurist är behörig att förmedla inkråm med tillhörande fastighet. Rättsläget är tillsvidare oklart med anledning av de i analysen, enligt oss, möjliga tolkningsförfaranden, vilka finns att tillgå vid fastställandet av gällande rätt. För att bemöta problematiken på detta område har vi resonerat kring vilken utformning lagen bör ha, för att i framtiden tillvarata de intressen som är i behov av en lagreglering. Sammantaget har vi, trots allt, ansett en avreglering av kommersiell fastighetsförmedling såsom bäst lämpad.   [1]Mål nr B 4377-14. [2]Härvid åsyftas andels- eller inkråmsaffär. / At the time of writing there is some ambiguity in terms of the Estate Agents Act´s (SFS 2011:666) scope. In a ruling by the Svea Court of Appeal[1] the problem of whether the real estate brokerage Act's provisions apply to commercial real estate agencies has materialized. The issue has been discussed in the preamble to the Estate Agents Act, and raised to a lively debate after the decision in the Court of Appeal. Committee on Civil Law has stated in the legislative history of the Act that it can not be regarded as reasonable that one, in an asset deal, is forced to hire both a business and a real estate agent or that the choice of the transfer form, share or asset deal, will attract some importance. The Government was of the same opinion as the Committee on Civil Law, but pointed out that in practice lawyers in offices, of this type, are often hired. No special regulation of commercial real estate was deemed necessary according to the Government. In the foundations of the decisions of the present case, the Court of Appeal decided to measure the "dividing line criterium” importance. The criterium is found in the legislative history of the Estate Agents Act and has been criticized by two proponents from the Association of Swedish Real Estate Agents. The judgment is according to the proponents considered as "inappropriate according to a legal source perspective". In the analysis we have taken the standpoint, that the judgment is not obvious but that it can be regarded as correct. A standpoint also shared with a graduate student in brokerage right, mentioned below.  Throughout this essay we have endeavored to explore which scope the Estate Agents Act has. Depending on the outcome of the case in the Supreme Court, which is expected at the earliest in summer 2015, it may come to be clear whether a lawyer is authorized to convey property associated with assets. The legal position is also, according to us, unclear because of the in the analysis possible interpretation procedures, which are available in the determination of the applicable law. In order to address the problems in this area we have discussed which design the Estate Agents Act should have, in order to ensure the interests which in the future are in need of legal regulation. After all we have considered the deregulation to be the best suited. [1]Objective no. B 4377-14.

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.

Submitted by Luiz Fernando Hideichi Sasaki (luiz.sasaki@susep.gov.br) on 2016-08-02T19:55:32Z No. of bitstreams: 1 Luiz Sasaki - versão aprovada 29_07_2016.pdf: 2676534 bytes, checksum: 99cae22120aa59917795862e37f9f5b0 (MD5) / Approved for entry into archive by ÁUREA CORRÊA DA FONSECA CORRÊA DA FONSECA (aurea.fonseca@fgv.br) on 2016-08-03T16:32:17Z (GMT) No. of bitstreams: 1 Luiz Sasaki - versão aprovada 29_07_2016.pdf: 2676534 bytes, checksum: 99cae22120aa59917795862e37f9f5b0 (MD5) / Approved for entry into archive by Maria Almeida (maria.socorro@fgv.br) on 2016-08-23T19:56:49Z (GMT) No. of bitstreams: 1 Luiz Sasaki - versão aprovada 29_07_2016.pdf: 2676534 bytes, checksum: 99cae22120aa59917795862e37f9f5b0 (MD5) / Made available in DSpace on 2016-08-23T19:57:07Z (GMT). No. of bitstreams: 1 Luiz Sasaki - versão aprovada 29_07_2016.pdf: 2676534 bytes, checksum: 99cae22120aa59917795862e37f9f5b0 (MD5) Previous issue date: 2016-07-29 / Examining the prevalence of transparency in the sale of auto insurance in Brazil and around the world, this study considers the costs and benefits of this transparency through two surveys and based on extensive contextual and scholarly analyses. The agency relationship in the insurance intermediation consists of two principals (the consumer and the insurer) and one agent (the insurance broker). This relationship presents a classic principal-agent dilemma where the broker’s compensation system — in which insurers pay the brokerage commission — may portend negative effects for consumers. The international survey queried insurance supervisors and organizations representing insurers and insurance brokers about global practices related to the transparency in the auto insurance sale and received responses from 39 foreign jurisdictions (in addition to the European Commission). In the national survey, 191 Brazilian insurance brokers answered a questionnaire on their practices and opinions related to transparency in the auto insurance sale. The results show that 24 out of the 39 international jurisdictions analyzed require or encourage the disclosure of brokerage commissions to consumers. In jurisdictions where disclosure is compulsory, there is prior (prior to the decision made by the consumer) and active (without being requested by the consumer) transparency. In the national survey, results showed that 92% of insurance brokers (legal entities) in Brazil do not disclose to consumers the amount of brokerage commission received, and that 93% of brokers are against active disclosure and 92% against passive disclosure (at consumer request). Given these results, and based on the theoretical and empirical evidence examined, this study recommends the adoption of transparency requirements relating to prior and active disclosure of brokerage commissions in Brazil. / Ao examinar o domínio da transparência na venda do seguro automóvel no Brasil e no mundo, este estudo leva em consideração os custos e benefícios da transparência por meio de dois surveys e com base numa extensa análise contextual e acadêmica. A relação de agência que se forma na intermediação do seguro consiste de dois principais (consumidor e seguradoras) e um agente (corretor de seguro). Esta relação exibe um clássico dilema principal-agente onde o regime de remuneração dos corretores de seguro, no qual o pagamento da comissão de corretagem é feito pelas seguradoras, pode resultar em efeitos negativos para os consumidores. O survey internacional consultou supervisores de seguro e entidades representativas de seguradoras e de corretores de seguro sobre as práticas globais relacionadas à transparência na venda do seguro automóvel e recebeu respostas de 39 jurisdições estrangeiras (além da Comissão Europeia). No survey nacional, 191 corretoras de seguro brasileiras responderam um questionário sobre suas práticas e opiniões relacionadas à transparência na venda do seguro automóvel. Os resultados mostram que 24 das 39 jurisdições estrangeiras analisadas exigem ou apoiam a divulgação da comissão de corretagem aos consumidores. Nas jurisdições em que a divulgação é compulsória, prevalece a transparência prévia (anterior à tomada de decisão pelo consumidor) e ativa (sem que seja solicitada pelo consumidor). No survey nacional, os resultados mostram que 92% das corretoras de seguro (pessoas jurídicas) no Brasil não divulgam aos consumidores o valor da comissão de corretagem que recebem e que 93% das corretoras são contrárias à divulgação ativa e que 92% são contrárias à divulgação passiva (a pedido dos consumidores). Diante desses resultados, e baseado nas evidências teóricas e empíricas estudadas, recomenda-se a adoção de requisitos de transparência no Brasil, relacionados à divulgação prévia e ativa da comissão de corretagem aos consumidores.

Made available in DSpace on 2014-12-17T14:20:04Z (GMT). No. of bitstreams: 1 RainolenesMS_DISSERT.pdf: 2942907 bytes, checksum: 5c9161e3e9ad850202c86adb4b846590 (MD5) Previous issue date: 2011-09-21 / Coordena??o de Aperfei?oamento de Pessoal de N?vel Superior / This research proposed to question the development of what was defined as historical practices (commercial, social and political institutions), of the economic activity of the real estate brokerage in the Rio Grande do Norte from the progressive institutionalization of economic agents - individuals (realtors) and legal (real estate) - based on two main approaches: a) the development of economic activity as an integral segment of a fraction of capital (POULANTZAs, 1985; LESSA, 1981). This work set out from a socio-historical approach of the historical practices development the of real estate brokerage in Brazil started in the Southeast, especially in the cities of Rio de Janeiro and S?o Paulo as a result of the "expansion of capitalist relations by the housing sector" (RIBEIRO , 1996). especially the real estate capital ; b) the historical development of relations between labor and capital within the activity, in other words, the development of the relationship between realtors and Real Estate in relation to "group of interests" and their "collective actions" (OFFE, 1984). These historical practices are defined in this research as: 1) mercantile practices, times when there was no distinction between the activity of real estate brokerage and other forms of mercantile capital; 2) social practices, which began in the 1930s, when agents of real estate are to be distinguished from each other within the activity through Taylorist division of labor between workers realtors and developers of real estate; 3) political and institutional practices, initiated in 1962, characterized by State action, in the individualization and distinction of the agents of real estate brokerage as socioprofessional category regulated throughout Brazil by Law 4.116/62 and 6.530/78. The results achieved by the present study showed that in Rio Grande do Norte, due to the specifics as to the peripheral processes of urbanization of the constitution of the land market, as well as the process of conservative modernization of the oligarchic State from the 1960s (CLEMENTINE, 1995; FERREIRA, 1996, 2010, TRINDADE, 2004), the State was led to the development of a late manifestation of the historical practices of real estate brokerage. In other words, it was a process in which historical practices, in particular social practices, not fully developed, mitigating, thus the perception of realtors from his position in the process of exploitation of labor by the Real Estate. And, as a result, of their collective interests front of them. / Esta pesquisa se prop?s a perquirir o desenvolvimento do que foi definido como pr?ticas hist?ricas (mercantis, sociais e pol?tico-institucionalizadas), da atividade econ?mica da corretagem de im?veis no Rio Grande do Norte a partir da progressiva institucionaliza??o de seus agentes econ?micos pessoas f?sicas (corretores de im?veis) e jur?dicas (imobili?rias) com base em dois enfoques principais: a) o desenvolvimento da atividade econ?mica enquanto segmento integrante de uma fra??o de capital (POULANTZAS, 1985; LESSA, 1981), em especial da fra??o imobili?ria do capital ; b) o desenvolvimento hist?rico das rela??es entre o trabalho e o capital no interior da atividade, ou seja, o desenvolvimento das rela??es entre corretores de im?veis e imobili?rias no que tange aos grupos de interesse e de suas a??es coletivas (OFFE, 1984). Este trabalho partiu de uma abordagem socio-hist?rica do desenvolvimento das pr?ticas hist?ricas da corretagem de im?veis no Brasil iniciadas no Sudeste, especialmente nas cidades do Rio de Janeiro e S?o Paulo como resultado do processo de expans?o das rela??es capitalistas pelo setor habitacional (RIBEIRO, 1996). Tais pr?ticas hist?ricas est?o definidas no presente trabalho como: 1) pr?ticas mercantis: momentos em que n?o havia distin??o entre a atividade da corretagem de im?veis e outras manifesta??es do capital mercantil; 2) pr?ticas sociais: iniciadas nos anos de 1930, momento em que os agentes da corretagem de im?veis passam a se distinguir entre si, no interior da atividade atrav?s da divis?o taylorista do trabalho entre trabalhadores corretores de im?veis, e empres?rios das imobili?rias; 3) pr?ticas pol?tico institucionalizadas: iniciadas em 1962 caracterizadas pela a??o do Estado na individualiza??o e distin??o dos agentes da corretagem de im?veis, como categoria socio-profissional regulamentada em todo Brasil pelas Leis 4.116/62 e 6.530/78. Os resultados alcan?ados pelo presente estudo mostraram que no Rio Grande do Norte, em decorr?ncia das especificidades quanto aos processos de urbaniza??o perif?rica da constitui??o do mercado de terras, assim como, do processo de moderniza??o conservadora do Estado Olig?rquico a partir da d?cada de 1960 (CLEMENTINO, 1995; FERREIRA, 1996; 2010; TRINDADE, 2004), o Estado foi levado ao desenvolvimento de uma manifesta??o tardia das pr?ticas hist?ricas da corretagem de im?veis. Em outras palavras, um processo no qual as pr?ticas hist?ricas, em especial as pr?ticas sociais, n?o se desenvolveram plenamente, mitigando, dessa forma, a percep??o dos corretores de im?veis de sua posi??o no processo de explora??o do trabalho pelas imobili?rias. E, como consequ?ncia, de seus interesses coletivos frente ?s mesmas.

The main task of the diploma thesis is an analysis of financial performance and position of Morgan Stanley during several successive periods before and during the subprime financial crisis. Through the analysis of trends in key items, it also demonstrates strong cyclicality of financial performance and position of the investment bank. The first chapter deals with history and key divisions of the Company. The following chapter generally discusses selected phenomena, which, as per the author's view, significantly influenced industry-wide record-breaking performance during the period before the subprime crisis, and which substantially determined Morgan Stanley's risk profile and performance's corrections later during the Crisis. The core part of the Thesis is conceived as an analysis of financial performance and position of Morgan Stanley during the selected periods. The analysis of pre-crisis period until 2006 in the third chapter demonstrates growth of activities lying behind the unprecedented profitability of the Institution. The following fourth chapter analyzes deteriorating financial performance during the subprime crisis and indicates crucial strategy changes, implemented by the Company at the end of 2008. Effects of the strategic changes and challenges of the future development of the Institution are discussed in the last chapter. Additionally, the Thesis includes annexes, which further deal with selected topics and their general relations to investments banks and two annexes which compare Morgan Stanley with its nearest peers during specific periods.