This thesis is devoted to a detailed treatment functioning realtor, it´s marketing mix, with special focus on service and especially the marketing communication of selected estate agents. This work is not only for learning purposes, but also as a potential aid in communication for the real estate agency.

Inom ramen för denna kandidatuppsats görs en analys av fastighetsmäklarens rätt till ersättning vid bostadsköp mellan privatpersoner. Vilka ersättningsformer påverkar fastighetsmäklarens incitament i form av prestation i förhållande till att denne förväntas agera oberoende parterna emellan. Fastighetsköp i form av bostadsköp mellan privatpersoner är ofta stora ekonomiska affärer. Det gör det extra viktigt att allt sker på rätt sätt samt att både säljare och köpare blir nöjda. Bostadsaffärer kan vara komplexa och det kan uppståen del oklarheter och osäkerheter kring inte sällan oviktiga detaljer vilket gör att de flesta väljer att ta hjälp av en fastighetsmäklare. Mäklaren ansvarar för att sköta allade praktiska moment som uppkommer genom hela processen. I gengäld förväntar sigmäklaren ersättning i form av provision när affären är klar. För att mäklaren ska ha rätt till sin ersättning krävs att rekvisiten i 23 § 1 st. FML är uppfyllda. När så är fallet blir även uppdragsgivaren, som i de flesta fall är säljaren, skyldig att betala dennes ersättning. Inom ramen för fastighetsmäklarens uppdrag har denne en del skyldigheter och regler att förhålla sig till. Bland annat ska denne agera utifrån god fastighetsmäklarsed (8 § FML) och därmed utföra sitt arbete med stor omsorg. Detta gäller hela tiden, oavsett situation, när mäklaren är iklädd sin yrkesmässiga roll. Under arbetets gång har jag främst använt mig av kommenterad lagtext, artiklar, debattartiklar, tidigare rättsfall i form av NJA och beslut från Fastighetsmarknadens Reklamationsnämnd. Jag har även genomfört ett antal intervjuer men aktiva fastighetsmäklare. Jag utgår ifrån individen som nyttomaximerande och att säljaren i detta fall är den som är uppdragsgivare. För att undersöka de ekonomiska incitament som mäklare har utgår jag ifrån tre olika ersättningsformer; fast arvode, rak provision samt provisionsstege. Jag har kommit fram till att förhållandet mellan ersättning till mäklaren som ofta bestäms utifrån slutpris samt det ekonomiska incitament som mäklaren har i förhållande till att denne förväntas agera oberoende säljare och köpare emellan inte allt för sällan kan komma att bli en svår balansgång. Det finns också anledning att tro att det råder en viss informations asymmetri mäklare oc huppdragsgivare emellan. / In this bachelor of science thesis an analys is made of real estate brokers and their right of financial compensation, in the case of property purchases between private idividuals. What different forms of financial compensation can affect real estate brokersand what financial incentives exists when they have to act impartial between sellers and byers. Property purchases between private individuals are often major financial deals.That makes it extra important that everything is done in the right way and that both seller and byer are satisfied. Property transactions can be very complex and there maybe some uncertainties about important details. Therefore most people take help from a real estate broker. The real estate broker is responsible for taking care of all the practical things that comes with the process. In return, he or she expetct financial compensation. In order for the real estate broker to be entitled to the compensation, the conditions in 23 § 1 act FML must be required. The seller of the property is most often the client who has to pay the broker. The broker has a lot of obligations and rules to follow. Among other things, he or she must act on the basis of sound estate agent practice. This applies at all times when the broker is dressed in his professional role. During the course of my work I have mainly used annotated legal texts, articles,debate articles, previous court cases and decisions of Fastighetsmarknadens Reklamationsnämnd (FRN). I have also interviewed a few real estate brokers who are working on the swedish real estate market. I assume that the individual is maximized in use and that the seller always is the client of the broker. I want to investigate financial incentives of real estate brokers and will use three different forms of financial compensation; fixed commission, straight commission and commission bast on steps. I have realized that the financial incentives of the broker may vary depending on the type of financial compensation and that it sometimes can be hard to act impartial between seller and byer. There is also reason to believe that there is a certain information asymmetry between clients and real estate brokers.

Denna uppsats syftar till att redogöra för om och varför ett offentligt bostadsrättsregister skulle underlätta för fastighetsmäklare i deras yrkesutövning samt föra en egen diskussion kring hur ett register bör uppföras, vad det ska innehålla och hur det kan finansieras. Den svenska regeringen har både 1996 och 2005 tillsatt utredningar för att undersöka om ett sådant register borde bli verklighet men utfallen har vid båda tillfällena avslagits, varpå en ny utredning påbörjades i december 2020 som ska presenteras senast i juli 2022. Det primära dilemmat som behöver förändras är att pantsättningsförfarandet för bostadsrätter ska göras mer rättssäkert. I dagsläget sköts pantsättningen genom underrättelse, denuntiation, mellan panthavare och bostadsrättsföreningen via otydliga och framför allt föråldrade regler. Bostadsrättsföreningarna bär ett överdådigt ansvar på sina axlar genom skyldigheten att upprätta och hålla den så kallade lägenhetsförteckningen uppdaterad. Styrelseledamöterna är ofta lekmän och har således inga utbildningskrav men kan vid misstag, från dem eller tidigare ledamöter, tvingas erlägga både skadestånd och böter. Det finns därför stora risker för rättsliga fel i bostadsrätter vilket därtill beror på svårigheter för bostadsrättsföreningen att avgöra om informationen de får ska noteras i lägenhetsförteckningen eller ej, dold pant, ej avnoterad pant samt felaktiga uppgifter i förteckningen. Problemen torde kunna lösas genom att införa ett digitalt offentligt bostadsrättsregister som uppförs och administreras av professionell aktör, förslagsvis en Bostadsrättsmyndighet som ligger under Lantmäteriets organisation. Registret ska tillgängliggöras för flera olika parter, däribland mäklare, bostadsrättsföreningar och ekonomiska förvaltare, bostadsrättshavare, panthavare och diverse myndigheter såsom finanspolisen och Kronofogden. I samband med att registret ska införas behöver information från nuvarande lägenhetsförteckning konverteras och framför allt korrigeras för att samtliga uppgifter ska stämma. När det väl är gjort kommer mäklaren enklare kunna fullgöra sin kontrollskyldighet när de på “ett klick” i sitt mäklarsystem kan begära ut aktuell data om bostadsrätten som ska förmedlas. / The purpose of this essay is to examine if and why a public register over the tenant-owned apartments would make it easier for real estate brokers in their professional  practice. In the analysis we will also bring to discussion a proposal regarding the construct, content and funding of the register. The Swedish government has appointed investigations in both 1996 and 2005 to analyse whether such a register should become a reality. However, the results have in both cases been negative, after which a new investigation was started in December 2020, that will be presented no later than July 2022. The primary dilemma that needs to change is that the procedure of pawnbroking for tenant-owned apartments must be more legally secure. At present, the pawnbroking is managed through an appraisal, from the pledgee, to the tenant-owner associations by vague and outdated rules. The responsibilities of the tenant-owner associations are overmuch by reasons of the obligations to establish and update an apartment register. Usually the board members are lay people and thus have no training requirements. Who can, in case of mistakes, be obligated to render both damages as well as fines. Therefore, there are great risks of legal errors for tenant-owned apartments, which is also due to the association to determine whether the information they receive should be noted in the register or not. Beyond that, there are also issues regarding pawnbroking that are hidden or not delisted and incorrect information in the register. The problems should be solved by introducing a digital public tenant-owned apartment register, established and administered by professional actors. As a suggestion, a tenant-owned apartment administrative authority, Bostadsrättsmyndigheten, that is in the same organisation as the land surveying, Lantmäteriet. This register shall be made available to several different parties, including real estate brokers, tenant-owner associations, financial managers, tennants, pledgees and various authorities such as the financial police department and the Swedish Enforcement Authority. In connection with the introduction of the public register, information from the current apartment register needs to be converted and above all corrected to ensure properness. These efforts will eventually simplify the real estate broker’s control obligation related to whether the apartment is afflicted with pledges or not. Since they immediately can request the latest data regarding the apartment that will be mediated.

I vårt arbete har vi analyserat vilka variabler som är mer eller mindre stressande i yrket som fastighetsmäklare. De variabler vi valt att undersöka är faktorer inneboende i arbetet, roll i organisationen, karriärutveckling, relationer på arbetet, organisationsstruktur och klimat samt utomorganisatoriska källor till stress. Sammanlagt medverkade 426 fastighetsmäklare från 8 olika fastighetsmäklarföretag i en enkätundersökning. Resultaten har sedan analyserats med hjälp av ett flertal olika statistiska analyser. Resultatet från undersökningen innebär en revision av de tidigare sex variablerna till fyra nya: organisationsklimat, ansvar, tid och händelser i livet. Slutsatsen är att faktorn ”Tid” har fyra gånger så stor inverkan på känslan av arbetsrelaterad stress hos fastighetsmäklare i jämförelse med de övriga tre variablerna. Genom resultatet i vårt arbete bidrar vi med information till fastighetsmäklarorganisationer, om vilka faktorer de behöver arbeta med för att minska den arbetsrelaterade stressen hos fastighetsmäklare. / In our work, we have analyzed which variables are more or less stressful in the profession of real estate brokers. The variables we chose to examine are the factors intrinsic to job, role in organization, career development, relationships at work, organizational structure and climate, and extra-organizational sources of stress. A total of 426 brokers from 8 different real estate brokerage firms, participated in a survey. The results were then analyzed using a variety of statistical analyzes. The results from the survey represent a revision of the previous six variables to four new ones: organizational climate, responsibility, time and life events. It is concluded that the factor “Time” has four times the impact on the sense of work-related stress among realtors in comparison with the other three variables. The result of our work, contribute with information to the real estate brokerage organizations, which factors they need to work on, in order to reduce work-related stress among brokers.

A sociological approach is used to analyze incidences of extreme opportunism in financial markets. Through an analysis of arguably the most widely publicized "rogue" trader events in recent history, a determination is made of the validity of explaining these events as aberrations, attributable to the actions of "rogues". The primary focus is the role of structural factors underlying these incidences of extreme opportunism in financial markets. A diverse range of documentary and other sources is used to avoid any form of bias as far as possible. It was found that structural factors act as countervailing forces to inhibit such behavior or as motivators and facilitators acting as catalysts for extreme opportunism. The balance between these factors largely determines the level of opportunistic behavior in a particular environment. Extreme opportunism is therefore not an aberration or "rogue" occurrence but a manageable phenomenon intrinsic to the social structural context within which it occurs. By conceptualizing these factors as countervailing forces one is forced to view structural factors, like compensation structures and formal and informal restraints, relative to one another and no longer in isolation. This realization translates into the conclusion that restraints and oversight systems for example, should be designed relative to the relevant motivators and facilitators in its area of application. In an environment where traders of highly geared financial products are motivated with multimillion USD incentive packages, a low budget oversight system and inexperienced regulatory staff, is clearly not the appropriate tools to control and manage extreme opportunism. / Criminology / D.Phil. (Sociology)

Law / LL.D. / The contract of insurance is one of the more frequently concluded commercial contracts. The premium which is undertaken in terms of an insurance contract is one of the essential features of the insurance contract. Notwithstanding the obvious importance of the role of the premium and the legal aspects surrounding it, it has in the past often received but scant treatment in insurance-law materials. In this thesis it is shown that there exist a number of aspects regarding the premium which are unclear and in need of careful scrutiny. In the case of certain other aspects (regarding the premium), although there is certainty as to their contents it is necessary to identify and (re-)define their place in the broader scheme of the insurance law. The study commences with an investigation into the historical development of the concepts of "insurance" and "premium". This is followed by a study of the relevant principles of Roman-Dutch law. A comparative study is made of the law in a number of countries, namely, the Netherlands, Belgium, England and Australia. The position in South African law is also considered. An introductory study is made regarding those concepts in South African indigenous law which are insurance-like. Finally, a number of conclusions are drawn and recommendations are made in respect of a selection of aspects regarding the premium which are unclear. These aspects concern the nature of the premium; the question whether "premiumless" or "free" insurance is legally possible; the question whether the parties may agree to insure at a "reasonable premium"; the protection of the insured in the case of the non­ payment of the premium; the receipt of the premium by the broker; the return of the premium where the insured has acted fraudulently; the legal tenability of the practice of insuring the premium; the possibility that the contribution in terms of some concepts of our indigenous law may resemble the premium; and finally, the analogous method as a source of law to extend and broaden the pool of legal principles applicable to the insurance contract.

Cette recherche porte sur le développement international des tournées musicales entre 1850 et 1930, période caractérisée par l’affirmation de la fonction d’intermédiation et par une approche commerciale de plus en plus assumée du concert. En adoptant la perspective des intermédiaires qui ont porté cette évolution, nous nous proposons d’étudier comment le changement d’échelle de ces échanges culturels et économiques que constituent les tournées musicales a provoqué de profondes mutations. En particulier, la dimension transatlantique qu’acquiert le commerce musical à partir de 1850 a des conséquences décisives sur le concert. En effet, non seulement la structure des échanges doit être adaptée à cette nouvelle échelle, mais les répercussions sont sensibles également sur les objets artistiques et sur les pratiques sociales qui entourent l’activité musicale. Traitant le concert comme un spectacle, les imprésarios américains promeuvent une approche résolument commerciale qui, a priori, s’oppose aux conceptions artistiques européennes. Cependant, par le jeu des concurrences et des coopérations transnationales, les innovations apportées par les intermédiaires américains transforment le commerce musical dans son ensemble. Elles suscitent notamment l’émergence, par réaction mais aussi par réappropriation, de directions de concerts modernes à partir des traditionnelles maisons d’édition musicale européennes. En outre, parce que les œuvres musicales sont aussi des objets symboliquement connotés, socialement et nationalement, leur commerce reflète les tensions entre démocratisation et distinction d’une part, et entre enjeux nationaux et tentation universaliste d’autre part. / This research concerns the international development of musical tours between 1850 and 1930, a period characterized by the affirmation of the intermediation function and by an increasingly commercial approach to concerts. By adopting the perspective of the intermediaries who have brought about this evolution, we propose to study how the change in scale of those cultural and economic exchanges that musical tours are has caused profound changes. In particular, the transatlantic dimension that the music trade acquired from 1850 onwards had decisive consequences for the concert. Indeed, not only the structure of the exchanges had to be adapted to this new scale, but the repercussions were also sensitive on the artistic objects and on the social practices which surround the musical activity. Treating the concert as a show, the American impresarios promoted a resolutely commercial approach which, a priori, was opposed to European artistic conceptions. However, through transnational competition and cooperation, the innovations brought by American intermediaries transformed the music trade as a whole. In particular, they led to the emergence, by reaction but also by reappropriation, of modern concert directions based on traditional European music publishing houses. Moreover, because musical works are also symbolically, socially and nationally connoted objects, their trade reflects the tensions between democratization and distinction on the one hand, and between national issues and universalist temptation on the other.

A sociological approach is used to analyze incidences of extreme opportunism in financial markets. Through an analysis of arguably the most widely publicized "rogue" trader events in recent history, a determination is made of the validity of explaining these events as aberrations, attributable to the actions of "rogues". The primary focus is the role of structural factors underlying these incidences of extreme opportunism in financial markets. A diverse range of documentary and other sources is used to avoid any form of bias as far as possible. It was found that structural factors act as countervailing forces to inhibit such behavior or as motivators and facilitators acting as catalysts for extreme opportunism. The balance between these factors largely determines the level of opportunistic behavior in a particular environment. Extreme opportunism is therefore not an aberration or "rogue" occurrence but a manageable phenomenon intrinsic to the social structural context within which it occurs. By conceptualizing these factors as countervailing forces one is forced to view structural factors, like compensation structures and formal and informal restraints, relative to one another and no longer in isolation. This realization translates into the conclusion that restraints and oversight systems for example, should be designed relative to the relevant motivators and facilitators in its area of application. In an environment where traders of highly geared financial products are motivated with multimillion USD incentive packages, a low budget oversight system and inexperienced regulatory staff, is clearly not the appropriate tools to control and manage extreme opportunism. / Criminology and Security Science / D.Phil. (Sociology)

Law / LL.D. / The contract of insurance is one of the more frequently concluded commercial contracts. The premium which is undertaken in terms of an insurance contract is one of the essential features of the insurance contract. Notwithstanding the obvious importance of the role of the premium and the legal aspects surrounding it, it has in the past often received but scant treatment in insurance-law materials. In this thesis it is shown that there exist a number of aspects regarding the premium which are unclear and in need of careful scrutiny. In the case of certain other aspects (regarding the premium), although there is certainty as to their contents it is necessary to identify and (re-)define their place in the broader scheme of the insurance law. The study commences with an investigation into the historical development of the concepts of "insurance" and "premium". This is followed by a study of the relevant principles of Roman-Dutch law. A comparative study is made of the law in a number of countries, namely, the Netherlands, Belgium, England and Australia. The position in South African law is also considered. An introductory study is made regarding those concepts in South African indigenous law which are insurance-like. Finally, a number of conclusions are drawn and recommendations are made in respect of a selection of aspects regarding the premium which are unclear. These aspects concern the nature of the premium; the question whether "premiumless" or "free" insurance is legally possible; the question whether the parties may agree to insure at a "reasonable premium"; the protection of the insured in the case of the non­ payment of the premium; the receipt of the premium by the broker; the return of the premium where the insured has acted fraudulently; the legal tenability of the practice of insuring the premium; the possibility that the contribution in terms of some concepts of our indigenous law may resemble the premium; and finally, the analogous method as a source of law to extend and broaden the pool of legal principles applicable to the insurance contract.

Orientador: Arsenio Oswaldo Seva Filho / Tese (doutorado) - Universidade Estadual de Campinas, Faculdade de Engenharia Mecanica / Made available in DSpace on 2018-08-06T16:42:26Z (GMT). No. of bitstreams: 1 Alves_JosiasManoel_D.pdf: 5620822 bytes, checksum: 8c2b8a18f45ab378b29f779f5c79b512 (MD5) Previous issue date: 2005 / Resumo: Este trabalho de tese introduz, no estudo do processo de eletrificação, o conceito de politização dos serviços de energia elétrica. O texto inicialmente discute a noção de indústria de energia elétrica e ao mesmo tempo coloca em relevância alguns temas centrais do recente processo de privatização e desregulamentação dessa indústria no Brasil. Além do mais, informa os métodos que são utilizados para pesquisar os problemas políticos e sociais na era da reestruturação da indústria de eletricidade. Em seguida, são feitas duas retrospectivas: a primeira recai sobre a singular história de Goiás, ressaltando a construção das modernas cidades, Goiânia, a nova capital do Estado (nos anos 1930), e Brasília, a da República (nos anos 1950). Cabe também destaque à criação do Estado do Tocantins em 1988 e a recomposição do quadro político regional pós-regime militar até os dias atuais. A segunda reconstitui o processo de implantação de usinas, das linhas de transmissão e de distribuição de eletricidade em Goiás e no Distrito Federal ao longo do século XX. Neste processo, destaca-se a criação das empresas pioneiras de eletricidade, a ação dos grupos estrangeiros LIGHT e AMFORP, a intervenção dos governos estadual e federal através da criação da CELG e da CEB, além de FURNAS, da CEMIG, da ELETROBRÁS e da ELETRONORTE. Esta retrospectiva alcança o recente processo de desregulamentação dos negócios da indústria de energia, procurando introduzir a discussão sobre as licitações do patrimônio elétrico e dos novos projetos hidrelétricos a serem instalados. Os resultados das pesquisas de campo, das consultas realizadas no Ministério Público Estadual e Federal, das visitas periódicas às bibliotecas e das participações em congressos e seminários são apresentados nos três últimos capítulos. No conjunto, esta investigação enfoca a composição e o conflito de interesses capitalistas pelos novos projetos hidrelétricos recentemente licitados pela ANEEL. São analisados os projetos hidrelétricos localizados nos rios Araguaia, Claro, Verde, São Marcos e o processo de instalação do empreendimento de Corumbá IV. Por último, o foco analítico recai sobre poderosos grupos econômicos nacionais e estrangeiros que disputam atualmente o mercado e o patrimônio de energia elétrica em Goiás. Nesta análise, relevam-se os problemas do passivo social e ambiental das obras já instaladas das usinas de Cachoeira Dourada, de Serra da Mesa e de Cana Brava. Conclui-se este trabalho afirmando-se que o processo de mercantilização dos serviços públicos de eletricidade fez da vasta maioria da população a sua vítima e não a sua beneficiária. A continuidade desta lógica provoca rapidamente o esgotamento dos recursos naturais, além da expropriação das terras dos pequenos proprietários ribeirinhos / Abstract: The present thesis incorporates the concept that the electrification process, while a technical and economic process, has also an important social and politic aspecto The text begins with an overview of the electric power industry and with the mechanisms of its recent transformation in the Brazil through the privatization period, and informs the methods adopted in the research on the political and social problems associated with this process. Subsequently, two retrospectives are made: the first one relapses on the State of Goiás singular history, jutting out the construction of the modem cities of Goiânia, the new capital of the state (in the 1930's), and Brasília, the capital of the Republic (in the 1950's). In detach, also the creation of the new state of Tocantins in 1988 and the recomposing of the regional politic scene after military regime unti1 the present days. The second retrospect reconstitutes the process of implantation of the power plants, the transmission lines and the electricity distribution in Goiás and in the Federal District throughout the 20th century. In this process, detaches the pioneer e1ectricity enterprises creation, the action of the foreign groups LIGHT and AMFORP and the intervention of state and federal govems through CELG an CEB creation, as well as FURNAS, CEMIG, ELETROBRÁS and ELETRONORTE. The retrospect attains the recent deregulation process of the energy industry business, looking over to introduce the discussions about the outbidding of the settled electric patrimony and the new hydroelectric projects to be settled. The results from the field research, the consultation realized in the State and Federal Public Ministry, the periodic visits to libraries and the participation in congresses and seminaries are presented in three chapters. In conjoint, the investigation focuses the composition and the capitalist's interests' conflicts for the new hydroelectric projects recently outbid by ANEEL. In a first moment, hydroelectric projects in the Araguaia, Claro, Verde and São Marcos rivers are analysed. Subsequently, it's studied the installation process of the Corumbá IV hydroelectric project in the Corumbá River. At last, an analytical focus relapses over national and intemational powerful economic groups, which presently dispute the energy market and patrimony in Goiás. In this analysis, it's revealed problems in the ambient and social passives in the settled works of Cachoeira Dourada, Serra da Mesa and Cana Brava works. This work is conc1uded affirming that the mercantilization process of the electric public services didn't benefit most of the population, but made them a victim. The continuity of this logic rapidly provokes the nature resources exhaustion and the exploitation of the work power, as well as the land expropriation of the rural small owners / Doutorado / Planejamento de Sistemas Energeticos / Doutor em Engenharia Mecânica