【线上云德】疫情期间律师说（六十一）|二手房买卖常见法律问题分析（二）

01:二手房交易中房产中介的责任承担

二手房的交易途径，大多是通过房产中介进行的。但许多房屋中介出于自身利益的考虑，往往追求交易的成功率而忽视了法律风险，甚至故意隐瞒了法律风险。更有甚者，有的房产中介故意设置许多交易陷阱，未获卖方授权私自代为签署合同等种种违法、违规操作行为，给买卖双方(特别是买方)埋下了巨大的法律隐患。

Second-hand housing transaction, mostly through real estate agents. However, for the sake of their own interests, many real estate agents often pursue the success rate of the transaction and ignore the legal risk, or even deliberately conceal the legal risk. What's more, some real estate agents deliberately set a lot of trading traps, without the authorization of the seller signed the contract and other illegal, illegal operations, to the buyers and sellers (especially the buyer) buried a huge legal hidden trouble.

房产中介在带领买房人看房时候，刻意隐瞒房屋弊端，或者签约时候未履行提醒、告知义务，怂恿签订阴阳合同，虚构社保、规避限购令等行为，购房者可以追究房产中介的责任。

Real estate intermediary when leading buyers to look at the house, deliberately hide the housing malpractice, or when signing the contract did not perform the obligation to remind, inform, encourage the signing of Yin and Yang contract, fictitious social security, to circumvent the purchase restriction order, buyers can investigate the responsibility of real estate intermediary.

1、隐瞒房屋弊端：带领买房人实地看房是房屋中介机构的一项重要义务，但在诸如联系不上出卖人，承租人不配合看房等特殊情况下，中介机构常会带领买受人查看其他类似房屋作为替代，买卖双方可能就房屋的装修、使用状况、周边环境等问题产生争议，影响合同顺利履行。

1.Conceal houses disadvantages: lead buyers showing is an important obligation of the housing intermediary, but can not contact, such as the seller, the lessee does not fit the checking special cases, such as intermediaries often lead buyer to check other similar housing as an alternative, buyers and sellers may be home decorating, use situation, surrounding environment problems such as disputes, affect the contract performed smoothly.

2、未履行提醒、告知义务：二手房买卖合同通常是由中介机构提供的格式文本，只有合同的核心内容，如价款金额、付款时间及方式、违约责任等事项需要房屋买卖双方协商确定。

2.Do not perform the obligation to remind, inform: second-hand house sales contract is usually provided by the intermediary format text, only the core content of the contract, such as the price amount, payment time and method, breach of contract liability and other matters need to be determined by the house buyer and seller through negotiation.

3、未提示特殊二手房的交易风险：二手房的性质复杂多样，除普通商品房外，法律对于经济适用房、央产房、军产房、小产权房、农村房屋等特殊性质房屋的交易有特别规定。部分中介公司审查不严，或明知不可为而为之，引发大量纠纷。

3.Do not prompt the transaction risk of the special second-hand housing: the nature of the second-hand housing is complex and diverse, in addition to ordinary commercial housing, the law on the affordable housing, central maternity room, military maternity room, small property room, rural housing and other special property housing transactions have special provisions. Some intermediary companies do not strictly review, or know not to do it, causing a lot of disputes.

4、审查不到位：中介机构在一定程度上负有审查房屋真实权利人的义务，包括核实登记所有权人与出卖人是否一致，询问所有权人的婚姻状况，要求共有权人作出同意出售承诺等。而有些中介机构未尽到对房屋权属的审查义务，导致买卖合同在履行过程中出现障碍或者无法履行。

4.The review is not in place: to a certain extent, the intermediary has the obligation to examine the real right owner of the house, including verifying whether the registered owner and the seller are consistent, asking the marital status of the owner, asking the co-owner to make a commitment to agree to sell. However, some intermediary organizations fail to fulfill the examination obligation of property ownership, resulting in obstacles or failure to perform the sales contract in the process of performance.

5、怂恿签订阴阳合同：在二手房签约之前，部分中介公司为了以较低的税金吸引买卖双方，制造出总价款较低的网签合同，用于申报税款，而包含双方真实意思的合同用于实际履行，且未进行备案。这种操作方式给国家税收造成了巨大损失，同时也给一些当事人恶意不履行合同提供借口。特别在房价大幅上涨之后，卖房人可能会以此为借口提出合同无效。

5. Encourage the signing of contracts between Yin and Yang: before the signing of second-hand houses, some intermediary companies, in order to attract buyers and sellers with lower taxes, produce online contracts with lower total price for tax declaration, while the contracts containing the real intentions of both parties are used for actual performance, and have not been put on record. This kind of operation has caused a huge loss to the state tax revenue, but also provides an excuse for some parties not to perform the contract in bad faith. Especially after a big rise in prices, sellers may use this as an excuse to invalidate the contract.

6、虚构社保、规避限购令：在交易的时候，存在少数中介机构为不具备购房资格的人开具虚假社保证明。中介机构的这种行为违反了法律规定，也由于整个交易建立在违法与欺诈的基础上，买卖双方所签订的合同可能被法院确认为无效。

6. Make up the social security and circumvent the purchase restriction order: in the transaction, a few intermediary agencies issued false social security certificates for people who did not have the purchase qualification. This is a violation of the law, and because the whole transaction is based on illegal and fraudulent practices, the contract signed by the buyer and the seller may be recognized as invalid by the court.

02:小产权房买卖的法律效力

（一）小产权房的特点：

1、价格优势明显：小产权房建设在集体土地上，这些集体用地的地理位置相对偏远，一般位于城市郊区或远郊区，本身土地价值较低。最重要的一点是，无须缴纳国有土地出让金和相关税费，于是土地建设成本极低。

1. Obvious price advantage: small property houses are built on collective land, which is located in a relatively remote geographical location, generally located in the suburbs or outer suburbs of cities, with low land value. The most important point is that there is no need to pay state-owned land transfer fees and related taxes, so the cost of land construction is very low.

2、产权不完整：国家不承认并不予办理小产权房的过户登记手续，也不能上市交易。并且，依照相关法律法规规定，小产权房买卖合同属于无效合同，并不受《合同法》的保护。既无法律保障，也不可以上市交易。严格上来说，小产权本质上是无产权。

2.Property rights are not complete: the state does not recognize and not to go through the small property room transfer registration procedures, also can not be traded on the market. And, according to relevant laws and regulations, small property property sales contract is an invalid contract, not by the "contract law" protection. There is no legal guarantee and no listing. Strictly speaking, small property rights are essentially no property rights.

3、不合法性：产权房建设在农村集体土地之上，与国家现行的土地管理法相违背。农村集体土地使用权是该集体组织成员的专有权利，是不能出让、转让的。目前利用农村集体土地建造房屋出售给城镇居民的行为是违法的，小产权房购买者获得的乡镇产权或村集体组织相关证明文件并不具有法律效力。

3.Illegality: property right houses are built on rural collective land, which is contrary to the current land management law of the country. The right to the use of rural collective land is the exclusive right of the members of the collective organization and cannot be transferred or transferred. At present, it is illegal to use rural collective land to build houses and sell them to urban residents.

4、法律风险大：小产权房在房屋质量、物业管理、配套设施、水电煤气等方面都可能存在问题，更重要的是，购房者从乡镇或村委会获得的所谓房屋“所有权”不能正常行使，在转让、继承、抵押、拆迁补偿等方面均会受到较大的限制，相关权益难以得到保障。

4.Legal risk, small property right in building quality, property management, supporting facilities, water and electricity, gas, etc, are likely to have problems, but more importantly, buyers from the township or village for the so-called "ownership" can't normal exercise, in the aspects such as transfer, inheritance and mortgage, compensation will be subject to the conditions of larger, relevant rights and interests is difficult to secure.

（二）小产权房买卖合同效力问题：

1、本集体组织成员之间买卖小产权房一般认定合同有效。

2、本集体与他集体组织成员之间买卖小产权房一般认定合同无效

3、集体组织成员与城镇居民之间买卖小产权房一般认定合同无效

1. The contract of buying and selling small property houses among the members of the collective is generally considered to be valid.

2.The collective and other collective organization members between the purchase and sale of small property houses is generally invalid contract.

3. The contract for the sale and purchase of small property houses between members of collective organizations and urban residents is generally considered invalid.

合同被认定无效后，买受人应当将房屋原状返还出卖人，出卖人将收取的价款返还买受人。如果买受人在居住使用诉争房屋期间对诉争房屋及院落进行装修、翻、扩建，其对于添附部分享有所有权。一般处理为，买受人将原物及添附一并返还及给付出卖人，由出卖人将添附价值补偿买受人。一般情况下，出卖人明知或应当知晓国家法律法规及政策不允许农村集体土地流转而出卖，应当就合同无效承担一定的过错责任。

After the contract is determined to be invalid, the buyer shall return the original condition of the house to the seller, and the seller shall return the price received to the buyer. If the buyer decorates, renovates or expands the house and yard during the period of residential use of the house, he shall have the ownership of the appended part. General treatment is, the buyer will be the original and add together to return and pay the seller, by the seller will add value to compensate the buyer. Generally, the seller shall bear certain fault liability for the invalidity of the contract if he knows or should know that the national laws, regulations and policies do not allow the circulation of rural collective land to sell.

此外，对于经济适用房买卖合同的效力，需要区分两种情形：（一）购买5年内转让的合同效力。由于不符合经济适用房解决城市低收入家庭住房困难政策的目的，扰乱了社会秩序，损害了其他低收入群体的利益，应认定为违反社会公共利益，该买卖合同无效。当事人通过不正当手段办理经济适用房过户手续的，该行为应予以撤销。（二）经济适用房购买5年后转让的合同效力。申购经济适用房5年后，申购人再行转让房屋的，此时经济适用房已可以流通，因此，经济适用房房屋买卖合同有效。当事人要求办理经济适用房过户手续的，应当按照政府相关规定补交土地收益。

In addition, to the effectiveness of contract of sale of economy applicable room, need to distinguish two kinds of circumstances :(1)The contract effectiveness that buys 5 years to transfer. Because it is not in line with the purpose of the affordable housing policy to solve the housing difficulties of low-income families in the city, it disturbs the social order and harms the interests of other low-income groups. Therefore, it should be deemed as a violation of social public interests and the sales contract is invalid. The party concerned goes through the procedure of transferring affordable housing through improper means, the act should be revoked. (2) The effectiveness of the contract for the transfer of affordable housing after the purchase of 5 years. Explain buy economy to apply for a room after 5 years, explain buy a person to undertake again transfer building, right now economy applies for a room already can circulate, accordingly, economy applies for a room building business contract is effective. If the party concerned requests to go through the procedures of transferring the affordable housing, the land income shall be paid in accordance with the relevant provisions of the government.