预售

That time on the part of consumers scheduled in a predetermined process, this is not the pre-sale, at the scheduled process, a number of customers willing to pay him some advance on this area, this is very simple, mainly two, a priority he could, we got the pre-sale procedures, he talks with us in advance of the price, and the signing of sale contracts.

那个时候部分消费者就预定，在预定的过程当中，这个预定不是预售，在预定过程当中，有一些顾客他愿意交一些定金放在我们这个地方，这个预定很简单，主要是两条，一条他可以优先的等我们拿到了预售手续以后，他预先跟我们洽谈这个价格，和签定预售合同。

From surveying the advance-booking of our country"s commercial housing, analyzing the mortgage in Hong Kong"s law, researching the present situation and perspective of our country"s mortgage practice, studying specially the discrimination between mortgage and charge as well as pledge, the author deduces that guarantee object of advance-booking of commercial housing is the reversionary right, and the advance-booking of commercial housing should be classified into the cessionary guarantee system in expectation of benefit to the legislation of our country"s property right law.

本文从对我国商品房预售概述和香港法上的按揭分析、从我国按揭实务现状及问题透视的研究、从按揭与抵押、质押的区别作了专门的研究，认为商品房预售按揭的担保标的物是期待权、商品房预售按揭应归于让与担保制度范畴的结论，以期对我国物权法的立法有所裨益。

Because the lack of research and laws, this thesis begins with analyzing the importance of the commodity estate forward-sale system, mainly analyze and research the characters of the forward-sale contract, the rights and obligations, the forenotice registration system and the possibility of the transfer of contracts.

正是基于该些研究或法律的缺失，本文力图以商品房预售制度的重要性作为切入点，重点分析了商品房预售合同的性质，合同双方权利和义务的关系，预告登记制度的建立和完善以及商品房预售转让的可行性。

With the deepgoing of the market economy and the lifting of people's life quality, there are higher and higher demands of real estates. The value of real estates is not only for living but also for exchange. The system of commodity estate forward-sale has been established in China, but we didn't pay much attention to the legal issues of this system and the laws on this system are not enough in our legal system, for example, the character of the commodity estate forward-sale contract, the rights and obligations involved in the contract, the forenotice registration system ,the transfer of the forward-sale contract and ect.

今年来随着市场经济的深入化和人民生活水平的提高，人们对于住房有了越来越高的要求，而且房屋的价值也不再仅限于居住，其商用交换价值充分体现，商品房预售买卖制度在我国也已经逐步建立和巩固起来，但是对于商品房预售买卖中体现出了的一些主要的法律问题却并没有引起我们的注意或者在现实的法律体系中还有缺失，比如预售合同的法律性质，预售合同中合同双方权利和义务的关系，预告登记制度以及商品房预售转让等问题。

The new views of this thesis are as below:1,Advance the view of the special characters of the commodity estate forward-sale contract;2,Define the subject-matter of the forward-sale contract as a kind right of anticipation, embody the unfairness of rights and obligations;3,Discuss the essence of the forenotice registration system;4,Consider that the transfer of forward-sale contract should be allowed in our country.

本文的主要创新在于：1、通过对于商品房预售合同概念和性质的深入分析、研究和比较，显现出了该种合同与其他一般买卖合同的不同之处，并提出了一些笔者的观点。2、通过对于商品房预售合同标的物的分析将之定义为一种期待权并且提出了该种合同当事人权利和义务存在不平衡性的特点。3、笔者对预告登记进行了细致的分析，并在结合新颁布的《物权法》的基础上说明了该种制度存在的必要性以及我国现有制度的改进方向。4、提出了商品房预售转让可以存在并在一定条件下施行的观点，并提出了相关的理由。

Such as through "speculation" to create false shortages market and took the opportunity to raise prices; Through housing area has, architectural changes, the environment described reports of violations of property buyers and others; Housing has to be pre-sale collateral, the pre-sale housing to have pre-sale, re-mortgages, and even the final "absconding with money."

如通过&炒楼&制造出市场的虚假紧缺，借机抬高价格；通过房屋面积缩水、建筑设计变更、环境描述浮夸等行为来侵犯购房者权益；把已抵押的房屋再预售，把已预售的房屋再预售、再抵押，甚至最后&携款潜逃&。

The study shows that the existing laws and regulations are relatively perfect as to the static prior administration of the house-preselling admission, such as the qualification limitation of the preselling entity, the limitation of the preselling items. However, the afterward dynamic administration is relatively imperfect, especially the administration of the new law relations produced in the course of house-preselling, such as transfer and mortgage of the presold houses because we have not enacted any law or regulation or operation procedure concerning the change of the consumers' rights and obligation. Therefore, in a sense, we can say that there exist some problems such as the divorce from practice to legislation and the lacking of legislation.

通过研究发现，现行法律法规对商品房预售主体的资格条件限制，预售项目的限制等商品房预售许可制度的事前静态管理是相对完善的，而对于商品房预售合同法制度等事中、事后的动态监管则相对薄弱和欠缺，尤其对于商品房预售中产生的新的法律关系，如预售商品房的转让，预售商品房的按揭等涉及当事人重要权利义务改变的一些重大问题没有作出具体规定或制定出实际的操作程序，因此，在某种程度上可以说，现行商品房预售管理法律制度中存在实践和立法脱节、立法存在空白和缺失的问题。

The thesis discusses and analyzes the existing legislation and regulation concerning the commercial house-preselling system, including house-preselling admission regulation, Preselling supervision system and the contract law.

本文对现行商品房预售制度的法律、法规进行了研究分析，包括商品房预售许可证制度、预售监督制度和合同法制度等主要制度。

The writer of the thesis thus pinpoints the new law relationships produced in lack of the preselling contract registration system and in the preselling behavior of the commercial houses, Which do exist in the contract law system of the house-preselling. What's more, the writer has also discussed the transfer relation and the mortgage relation of the preselling houses. The thesis then comes up with some suggestions as to how to improve the law systems about the house-preselling administration.

为此在文中，笔者重点针对商品房预售合同法制度中存在的预售合同登记制度不足以及因商品房预售行为而产生的新的法律关系：预售商品房的转让关系和预售商品房按揭关系，结合对法律理论中存在的分歧的探讨，提出完善商品房预售管理法律制度的建议。

Otherwise, in the both side relationship of commercial house preselling, they have different posture from the bargaining of chattel and the immediately bargaining of estate. Commercial house preselling has some characteristic of long bargaining cycle, poor predictability, high value object, multilateral preselling contract sides and affected by the central government.

但是，在商品房预售交易关系中，预售双方所处的地位与动产交易以及不动产即时交易不同，商品房预售具有交易周期长、可预测性差、标的物价值高、预售合同关系多边化以及受中央和地方政府政策影响大等特点。

But we don't care about Battlegrounds.

但我们并不在乎沙场中的显露。

Ah! don't mention it, the butcher's shop is a horror.

啊！不用提了。提到肉，真是糟透了。