售后包租行为之法律性质探究——以非法吸收公众存款罪的适用为视角

Discussion on the Nature of Sale Charter——In the perspective of the crime of illegal deposits from the public

售后包租是开发商的促销手段之一,但"包租"约定,使得售后包租的行为具备了"变相吸收公众存款"的特征。对非法吸收公众存款罪的适用应保持足够的谨慎,其直接原因在于刑法谦抑性原则的要求,根本的原因在于我国当前的经济发展模式应当由"强政府——弱市场"向"强政府——强市场"进行转变,政府应当适当放权,加大市场在资源配置中的功能;同时非法吸收公众存款罪的慎用也使得存款人能够以被害人的身份来维护其债权。对于售后包租的行为,只要开发商已经依法取得了预售销售许可,通常就不应将其认定为"不具有房产销售的真实内容或者不以房产销售为主要目的"而构成非法吸收公众存款罪;对其间所产生的纠纷,应通过民事领域的法律加以解决。

Sale charter is a promotional tool of the developers, while the charter convention make it has the nature of the disguised deposits from the publics. The crime of illegal deposits from the public finds should maintain adequate caution, as the direct reason is that the Criminal Code should be modest, while the fundamental reason is that the role of the government should be changed from ＂Strong government-- week market＂ to ＂Strong government strong market＂. Meanwhile, the government should release the power and increase the role of markets. Furthermore, it can ensure that the identity of victims of thecreditors. As long as the real estate business has achieved the expected sales permit, the sale charter should not be considered as a crime. And the disputes in the selling can be resolved by the civil laws.