【线上云德】疫情期间律师说（三十九）|商品房买卖合同中常见的法律问题分析

随着近年来房地产市场的快速发展，家庭用房的刚性需求，购房已经成为许多人人生中第一大事，那么面临现在楼市、楼盘、房价的层次不齐，你是否担心会遇到购房陷阱呢？别担心，董律师为您详细解答。2020年3月25日下午3：00，陕西云德律师事务所新经济中心资深执业律师、特许经营法律事务部首席律师董伟针对现阶段下商品房买卖合同中存在常见的法律问题在YY、微博、抖音、快手、虎牙、今日头条等各大直播平台专门进行了深刻剖析解答。

With the rapid development of the real estate market in recent years, the rigid demand of the family housing, the purchase of a house has become the first major event in many people's lives, so in the face of the current property market, real estate, housing prices of different levels, do you worry that you will encounter the purchase trap? Don't worry, lawyer Dong will answer for you in detail. On March 25, 2020 at 3:00, lawyer Dong at present in the commercial housing sales contract under the common law problems in YY, Weibo, has carried on the profound analysis solutions.

PART1:我国商品房销售模式分为：预售和现售两种模式

预售：俗称期房，在建的、尚未完成建设的、不能交付使用的房屋。即指开发商从取得商品房预售许可证开始至取得房地产权证（大产证）为止，在这一期间的商品房称为期房，消费者在这一阶段购买商品房时应签预售合同。

Pre-sale: commonly known as a pre-sale house, a house under construction, not yet completed, not ready for use. Namely point to development business from obtain commodity house pre-sale license to obtain estate authority card (large production card) up to, the commodity house during this period calls period house, consumer should sign pre-sale contract when buying commodity house at this stage

现售：也称现房，现房是指开发商已办妥所售项目的《房地产权证》的商品房，即整体竣工并通过验收，购房者在购买现房时签订《商品房买卖合同》，即买即可入住。已经盖好的房子，不等于是“现房”，已经有人入住的房子也不等于是“现房”，而已领房产证和土地使用证的房子才叫“现房”。

Sell now: also call present house, present house is to point to the development business already done the project that sells "estate authority card" commodity house, complete whole namely and pass acceptance inspection, the person that buy a house signs "commodity house business contract" when buying present house, buy namely can move in. Already built good house, not equal to "present house", the house that has someone to move in also is not equal to "present house", just get house property card and the house that land USES card just call "present house".

PART2:我国关于期房制度的相关规定

一、期房交易时，开发商主要应满足哪些条件才能合法交易？

（五证齐全)

商品房预售应当符合下列条件：

（一）已交付全部土地使用权出让金，取得土地使用权证书；

（二）持有建设工程规划许可证和施工许可证；

（三）按提供预售的商品房计算，投入开发建设的资金达到工程建设总投资的25%以上，并已经确定施工进度和竣工交付日期。

The pre-sale of commercial housing shall meet the following conditions:

(1) Having paid all the land-use right grant fees and obtained the land-use right certificate;

(2) Holding a construction project planning permit and a construction permit;

(3) The investment in development and construction shall account for more than 25% of the total investment in project construction, and the construction schedule and completion delivery date have been determined.

二、五证齐全，具体指哪五证，都有哪几个部门管理，购房者可以到哪些部门去查询这个证件的真伪？

《土地使用证》、《建设用地规划许可证》、《建设工程规划许可证》、《建筑工程施工许可证》、《商品房预售许可证》。其中《建设用地规划许可证》和《建设工程规划许可证》由规划管理部门负责核发，以西安市为例，西安市范围内的开发商的《建设用地规划许可证》和《建设工程规划许可证》由西安市自然资源和规划局进行审批，《建筑工程施工许可证》由西安市住房和城乡建设局审批，《国有土地使用证》现由西安市自然资源和规划局审批（原来由国土资源局审批）、《商品房预售许可证》由西安市住房和城乡建设局审批（原来由房管局审批）。

Land use certificate, construction land planning license, construction project planning license, construction project construction license, commercial housing pre-sale license.Including the construction land planning permit "and" construction project planning permit the planning administrative department is responsible for the issue, taking xi 'an as an example, xi 'an within the scope of the developers of the construction land planning permit and construction project planning license by the xi 'an natural resources and planning bureau for examination and approval, the construction engineering construction license by the xi 'an housing and urban and rural construction bureau for examination and approval, "the state-owned land to use card" under the xi 'an natural resources and planning bureau approval (originally approved by bureau of land and resources), the commercial housing pre-sale permit by the xi 'an housing and urban and rural construction bureau for examination and approval (originally by the housing authority for examination and approval).