行政许可与合同效力--以商品房预售为对象的分析

Administrative License and Validity of Contracts——An Analysis of the Presale of Commodity Houses

以商品房预售为分析对象,可以看出行政许可对合同效力的影响。预售许可的作用在于引发后续的预售合同网签备案等管制机制,它决定了预售合同能否适当履行。预售许可能有效遏制违规预售,无须否定预售合同效力。预售许可旨在控制预售合同的履行,预售合同的效力不是其管制目标。预售会转化为现售,预售许可的申请由出卖人决定等要素综合在一起,使预售许可无法影响预售合同的效力。与预售许可同类的许可不能影响合同效力。

Taking the presale of commodity houses as the object of analysis can enable us to tell whether an administrative license affects the validity of a contract. The role of a presale license is to trigger subsequent regulatory mechanisms, such as signing and recording presale contracts online. The license determines whether presale contracts can be properly performed and illegal presales effectively prevented, without denying the validity of the presale contract. It is designed to control the execution of a presale contract instead of regulating its validity. Comprehensive factors, such as conversion of the presale of houses into the sale of completed houses and application of the presale license by the seller, make the presale license unable to affect the validity of presale contracts. Licenses of the same category as presale licenses would not affect the validity of the contract.