预售房逾期办证问题探析——以2000年版《商品房买卖合同示范文本》第15条为样本

On Overdue of Certificate Handling of the Pre-sale Houses——About Article 15 of《Demonstration Text of Commodity House Sale Contract》(2000 Edition)

预售房即"楼花",其买卖合同履行过程中,往往因办证距离签约时间跨度长而滋生纠纷。2000年版《商品房买卖合同示范文本》仍活跃于当前一手房交易市场,其涉及办证的第15条在实务中常常引发争议,尤以办证义务主体、办证期限、格式条款效力等问题为甚。开发公司和买方应界定为办证义务的共同主体,各自义务范围以约定为先。示范文本第15条并未明确约定买方获取房屋转移登记的期限,只是记载了开发商提交办理初始登记资料的时限。"格式合同"在认定时需要区分格式因素和非格式因素,格式条款的无效在实体上需要正确理解"排除对方主要权利"的内涵,在程序上需要着重把握举证责任的分配,格式条款的解释也应警惕进入误区。逾期办证违约责任的主张方式应遵循利益衡平原则依法认定。

Pre-Sale Houses are uncompleted buildings. In the process of trading, disputes arise owing to a long time-span stretching over certificates handling. 《Demonstration Text of Commodity House Sale Contract》（2000 Edition）is still active in practice. The Article 15 is controversial with issues on subjects of obligation, time limit, legal effect of standard clauses and so on. Subjects of obligation include developers and buyers. Respective obligation depends on agreements. The deadline of achieving certificates is indeterminate according to the Article 15, which only fixes the deadline of handing in details about initiative register. Standard clauses differentiate into standard factor and non-standard factor. ＂Excluding the main rights of the other party＂should be recognized correctly pointing at standard clauses in substance, while in procedure the distribution of burden of proof should be valued. The interpretation of standard clauses shall not be misunderstood. The way of claiming must follow the principle of interests balance.