商品房预售款监管难的民法回应

Civil Law Response to the Challenges of Regulating the Funds from the Presale of CommercialBuildings

商品房预售款被房地产开发企业挪作他用是我国频现楼盘停工烂尾的最主要原因,为了保护广大购房人的权益,必须解决商品房预售款监管难的问题。就我国当前所采用的商品房预售款监管模式,无论是政府行政部门主导型的还是专用账户开立银行主导型,由于地方政府和监管银行与作为被监管者的房地产开发企业的利益交织在一起,很难真正为了购房人的利益严格监管,导致监管失灵。为了使商品房预售款监管发挥预期的效果,必须由预售款出缴者的购房人参与并主导其监管。预售款依规定必须缴存于独立的商品房建设项目专用账户,根据民法的交付理论尚未移转占有给房地产开发企业,故应由购房人作为预售款的所有人来签订监管协议。通过明确购房人、开户银行和房地产开发企业各方的权利、义务和民事责任,构建起能切实保护购房人权益的商品房预售款监管制度。

The misuse of the funds from the presale of commercial housing by real estate developers is the primary cause of frequent construction shutdown and unfinished buildings in China.To protect the rights of homebuyers,it is essential to address the challenges in regulating these presale funds.Under the current regulatory models in China,whether led by government administrative departments or banks holding dedicated accounts,effective oversight is hindered due to the intertwined interests of local governments,regulatory banks,and the real estate developers being regulated.This conflict of interest often leads to regulatory failures.To ensure that the regulation of presale funds achieves the desired outcomes,homebuyers,as contributors of the presale funds,must participate in and lead the regulatory process.According to the delivery theory in civil law,since the presale funds are deposited in a dedicated account for the construction project and have not yet transferred possession to the real estate developers,homebuyers should be considered the owners of these funds and should sign the regulatory agreements.By clearly defining the rights,obligations,and civil responsibilities of homebuyers,account-holding banks,and real estate developers,we can establish a regulatory system that effectively protects the interests of homebuyers.