【线上云德】疫情期间律师说（四十五）|你一定要知道的商品房预约合同与本约的法律知识

大家都知道在房屋买卖的过程中需要签订合同，但是你签订的合同就一定是正式商品房买卖合同吗？签订的商品房买卖合同是否存在效力瑕疵问题呢？

Everybody knows when in the process of buildingsale need to sign a contract, but the contract that you sign must be the formalcommercial building sale contract? Whether does the commodity house salecontract that signs have effectiveness blemish problem?

01:商品房买卖过程中所签订的合同有商品房预约合同和本约合同两种，这两种合同有什么区别呢？

1.从合同签订主体上看，商品房预约合同和本约合同二者是不存在区别的，都是房产开发商和购房者之间签订的，二者合同签订的主体相同。

1.From the perspective of the contract signingbody, there is no difference between the commercial housing reservationcontract and the contract. Both are signed between real estate developers andbuyers, and both are signed by the same body.

2.从合同本质上看，商品房预约合同是为了未来双方签订正式的商品房买卖合同即商品房本约合同而订立的合同；商品房本约合同是直接具有履行义务的合同，是对商品房交易的具体约定。根据《最高人民法院关于审理买卖合同纠纷案件适用法律问题的解释》第二条 “当事人签订认购书、订购书、预定书、意向书、备忘录等预约合同，约定于将来一定期限内订立买卖合同，一方不履行订立买卖合同的义务，对方请求其承担预约合同违约责任或者要求解除预约合同并主张损害赔偿的，人民法院应予支持”的规定，可以看出预约合同双方磋商期间是对未来事项的预先规划，约定的是未来双方应签订正式的商品房买卖合同。但是商品房本约合同则是买卖双方权利义务定型后所签订的，双方履行的是直接的合同义务。

2.From the essence of the contract, the commercialhousing reservation contract is a contract concluded for the two parties tosign a formal commercial housing sales contract, namely the contract ofcommercial housing contract. The contract of commercial housing is a contractthat has the obligation to perform directly, and it is a specific agreement onthe transaction of commercial housing. According to the Supreme People's Courton the trial of the business contract dispute case applicable law problem of"the second" the parties signed subscription book, order books,reservation, letter of intent, memorandum, etc to make an appointment contract,agreed upon in the future a certain period of time to enter into a sales contract,one party does not fulfill its obligation to enter into a sales contract, theother party requests the booking a breach of contract responsibility or requestthe termination of the appointment contract and claims for damages, thepeople's court shall support "regulation, it can be seen that anappointment is for future events during the period of the parties to thecontract negotiations planning in advance is agreed by both sides the sale ofcommodity houses should sign a formal contract in the future. However, thecommercial housing contract is signed after the rights and obligations ofbuyers and sellers are finalized, both parties perform is the direct contractobligations.

3.从合同的违约责任承担上看，在预约合同中，一方当事人不履行签订正式的商品房买卖合同的义务，则构成违约，守约方可以根据《中华人民共和国合同法》第九十四条的规定，行使法定解除权及要求违约方承担赔偿损失的责任，同样也可以依据《中华人民共和国合同法》第一百零七条的规定，要求违约方承担违约责任，但是无论是要求违约方承担损失赔偿责任还是承担违约责任，其违约方承担的仅是信赖损失的赔偿，并不包括可得利益。但商品房买卖合同本约的违约责任承担并非仅为信赖损失的承担。

3. Look from the liability for breach of contractassume, in an appointment contract, one party fails to perform the obligationof the contract, the sale of commodity houses sign formal constitute default,observant party may, in accordance with the provisions of article ninety-fourof the "contract law of the People's Republic of China, the exercise oflegal rescission and require the breaching party bear the liability forcompensation for the damage, can also according to the provisions of articleone hundred and seven of the" contract law of the People's Republic ofChina, and require the breaching party liable for breach of contract, butneither requires the breaching party shall bear the liability for damages or beliable for breach of contract, the breaching party to assume only rely on thecompensation of losses, not available. However, the liability for breach ofcontract is not only the liability for trust loss.

02:商品房预约合同在一定条件下可以转化为本约合同，那么在何种情形下，可以转化呢？

根据《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第五条及《商品房销售管理办法》第十六条第二款的规定，预约合同在实践中符合上述规定的，预约合同可以转化为本约合同，但是具体是否会转化要结合案件的具体情况及以法院裁判为准。

According to the Supreme People's Court oncommercial housing sales contract dispute cases to explain some issues ofapplicable law and article 5 of the "sales of commercial propertymanagement measures" provisions of the second paragraph of article 16, inpractice to make an appointment contract in accordance with the aboveregulations, make an appointment contract can be converted into this about thecontract, but the will convert to the light of the specific conditions of thecase and the court shall prevail.

以上是在商品房买卖过程中所涉及到的商品房预约合同与本约合同的相关法律知识，购房有风险，合同签订需谨慎。

The above is the commercial housing reservationcontract and the contract involved in the process of commercial housing salesof relevant legal knowledge, there is a risk in the purchase of the contract tobe signed carefully.