论房屋买卖居间合同“跳单”行为——从最高人民法院《指导案例1号》出发

On the "Bypassing" Acts in Intermediary Contract of Housing Transaction——Starting from the No.1 Guiding Case of the Supreme People’s Court

“跳单”现象在我国的房屋买卖居间实务中频发。目前有关法律规范的不完善导致相关“跳单”案件的裁判也不统一,种种法律问题亟待解决。一般房屋买卖的居间方都以禁止“跳单”条款来对“跳单”行为进行规制,学术界对该条款的性质认定不一,主要观点包括有效说、无效说、条件拟制成就说和相当关系因果说。目前我国司法实务对于“跳单”行为是否构成违约的认定,应结合禁止“跳单”条款是否具有法律效力来综合考量。根据无效说的观点,该条款不具有法律效力。这种认定更有合理性和法律适用性。

The phenomenon of"bypassing"appears frequently in the housing buying brokerage services.The imperfection of relative laws leads to the non-uniform judgments about the"bypassing"cases,and the law problems are in need of solutions.The general intermediary of housing transaction regulate the"bypassing"acts by the term of prohibiting"bypassing"that has gained no consensus from academic circles.The main viewpoints from academic circles includes the effective theory、invalid theory、conditional preparation achievement theory and proximate cause.At present,China′s judicial practice should affirm whether the"bypassing"acts break the contract,by a comprehensive examination about whether the term of prohibiting"bypassing"has legal effect.According to the invalid theory,the term of prohibiting"bypassing"has no legal effect,which is more reasonable and legally applicable.