| 第 1 頁(yè)：?jiǎn)雾?xiàng)選擇題 |
| 第 3 頁(yè)：多項(xiàng)選擇題 |
| 第 4 頁(yè)：案例分析題 |
41 A公司是一家房地產(chǎn)開(kāi)發(fā)公司，其開(kāi)發(fā)建設(shè)的商品房項(xiàng)目之一是“AAA”小區(qū)。自2012年2月開(kāi)始，A公司在多種媒體上發(fā)布“AAA”小區(qū)的商品房預(yù)售廣告。商品房的交付按施工進(jìn)度分為兩期，第一期為普通住宅，第二期為商業(yè)用房。該廣告還詳細(xì)描述了“AAA”小區(qū)內(nèi)即將建設(shè)的休閑場(chǎng)所，并宣稱某市級(jí)重點(diǎn)小學(xué)將進(jìn)駐小區(qū)。
(1)張某與A公司簽訂了普通住宅預(yù)售合同，根據(jù)張某的要求，預(yù)售合同簽訂后辦理了預(yù)告登記手續(xù)。一期工程竣工后，A公司按合同約定向張某交付了房屋。張某辦理了房屋登記手續(xù)后，將該房屋出租給趙某。
(2)簽訂了普通住宅預(yù)售合同的李某是C有限合伙企業(yè)中的有限合伙人。李某先以合伙企業(yè)的名義簽訂了預(yù)售合同，其他合伙人認(rèn)為李某無(wú)權(quán)對(duì)外代表C企業(yè)，并拒絕支付預(yù)付款。李某又以自己的名義簽訂了預(yù)售合同，交付了部分房款，并提出以該預(yù)售房屋作為自己在C合伙企業(yè)的出資，增加出資份額，其他合伙人表示同意。一期工程竣工后，李某發(fā)現(xiàn)A公司交付的房屋與預(yù)售合同不符，自己預(yù)訂的房屋已經(jīng)被另行出賣。李某要求A公司按合同約定的全部房款雙倍賠償，被A公司拒絕。
(3)簽訂了商業(yè)用房預(yù)售合同的王某以D公司的一張支票為自己支付了預(yù)付款，D公司是王某投資設(shè)立的一人有限公司。王某準(zhǔn)備以該房屋作價(jià)出資，再設(shè)立另一家一人有限公司。此后，D公司因經(jīng)營(yíng)不善造成資不抵債，債權(quán)人要求王某變賣該房屋予以清償，王某以有限責(zé)任公司對(duì)債務(wù)承擔(dān)有限責(zé)任為由，拒絕承擔(dān)債務(wù)。
2013年5月，二期工程開(kāi)始動(dòng)工后，業(yè)主發(fā)現(xiàn)原來(lái)用于建設(shè)休閑場(chǎng)所和某市級(jí)重點(diǎn)小學(xué)的位置改成了高檔公寓，“AAA”小區(qū)的業(yè)主一致認(rèn)為A公司違背了預(yù)售廣告的承諾，要求A公司承擔(dān)違約責(zé)任。A公司拒絕承認(rèn)違約，理由是：預(yù)售廣告不具有法律效力，并且預(yù)售廣告的內(nèi)容沒(méi)有寫入合同。此后，“AAA”小區(qū)的業(yè)主采取多種阻止施工的措施，造成二期工程停工。A公司要求施工建設(shè)單位強(qiáng)行施工，否則停止支付一期工程款。建設(shè)單位表示，如果A公司逾期不支付一期工程款，則采取對(duì)應(yīng)措施，即：申請(qǐng)將該工程拍賣，以拍賣的價(jià)款優(yōu)先清償一期工程款。建設(shè)單位同時(shí)向業(yè)主表示，希望停止阻止施工，否則已經(jīng)銷售的房屋會(huì)連同一起拍賣，即使已經(jīng)交了全部房款購(gòu)買一期房屋的業(yè)主也會(huì)受到損失。
要求：根據(jù)上述事實(shí)，回答下列問(wèn)題。
(1)張某要求辦理預(yù)告登記手續(xù)是否符合法律規(guī)定?并說(shuō)明理由。
(2)如果張某在租賃期間將房屋變賣，買受人是否可以要求趙某提前解除租賃合同?并說(shuō)明理由。
(3)如果張某在租賃期間將房屋變賣，承租人趙某是否可以要求以同等條件優(yōu)先購(gòu)買?并說(shuō)明理由。
(4)李某代表C企業(yè)簽訂商品房預(yù)售合同是否符合法律規(guī)定?并說(shuō)明理由。
(5)李某以預(yù)售的房屋作為合伙企業(yè)的出資是否符合法律規(guī)定?并說(shuō)明理由。
(6)李某要求A公司按全部房款雙倍賠償是否符合法律規(guī)定?并說(shuō)明理由。
(7)王某準(zhǔn)備再設(shè)立另一家一人有限公司是否符合法律規(guī)定?并說(shuō)明理由。
(8)王某拒絕承擔(dān)債務(wù)的理由是否符合法律規(guī)定?并說(shuō)明理由。
(9)A公司拒絕承認(rèn)違約的理由是否符合法律規(guī)定?并說(shuō)明理由。
(10)如果A公司逾期不支付一期工程款，建設(shè)單位的對(duì)應(yīng)措施是否符合法律規(guī)定?并說(shuō)明理由。
(11)建設(shè)單位關(guān)于已經(jīng)銷售的房屋會(huì)連同一起拍賣的說(shuō)法是否符合法律規(guī)定?并說(shuō)明理由。
參考解析:
(1)張某要求辦理預(yù)告登記手續(xù)符合法律規(guī)定。根據(jù)規(guī)定，當(dāng)事人簽訂買賣房屋或者其他不動(dòng)產(chǎn)物權(quán)的協(xié)議，為保障將來(lái)實(shí)現(xiàn)物權(quán)，按照約定可以向登記機(jī)構(gòu)申請(qǐng)預(yù)告登記。
(2)如果張某在租賃期間將房屋變賣，買受人不可以要求趙某提前解除租賃合同。根據(jù)規(guī)定，租賃物在租賃期間發(fā)生所有權(quán)變動(dòng)的，不影響租賃合同的效力。
(3)如果張某在租賃期間將房屋變賣，承租人趙某可以要求以同等條件優(yōu)先購(gòu)買。根據(jù)規(guī)定，出租人出賣租賃房屋的，應(yīng)當(dāng)在出賣之前的合理期限內(nèi)通知承租人，承租人享有以同等條件優(yōu)先購(gòu)買的權(quán)利。(這是房屋租賃合同中特別為承租人設(shè)計(jì)的優(yōu)先購(gòu)買權(quán)，其他標(biāo)的物租賃并不適用優(yōu)先購(gòu)買權(quán)。)
(4)李某代表C企業(yè)簽訂商品房預(yù)售合同不符合法律規(guī)定。根據(jù)規(guī)定，有限合伙人不執(zhí)行合伙事務(wù)，不得對(duì)外代表有限合伙企業(yè)。
(5)李某以預(yù)售的房屋作為合伙企業(yè)的出資不符合法律規(guī)定。根據(jù)規(guī)定，合伙人以非貨幣財(cái)產(chǎn)出資的，依照法律、行政法規(guī)的規(guī)定，需要辦理財(cái)產(chǎn)權(quán)轉(zhuǎn)移手續(xù)的，應(yīng)當(dāng)依法辦理。預(yù)售的房屋未經(jīng)登記，不發(fā)生物權(quán)效力，不能辦理財(cái)產(chǎn)權(quán)轉(zhuǎn)移手續(xù)。
(6)李某要求A公司按全部房款雙倍賠償不符合法律規(guī)定。根據(jù)規(guī)定，商品房買賣合同訂立后，出賣人又將該房屋出賣給第三人，買受人可以在解除合同并賠償損失的前提下，還可以要求出賣人承擔(dān)不超過(guò)已付房款一倍的懲罰性賠償金。
(7)王某準(zhǔn)備再設(shè)立另一家一人有限公司不符合法律規(guī)定。根據(jù)規(guī)定，一個(gè)自然人只能投資設(shè)立一個(gè)一人有限責(zé)任公司，禁止其設(shè)立多個(gè)一人有限責(zé)任公司，而且該一人有限責(zé)任公司不能投資設(shè)立新的一人有限責(zé)任公司。
(8)王某拒絕承擔(dān)債務(wù)的理由不符合法律規(guī)定。根據(jù)規(guī)定，一人有限責(zé)任公司的股東不能證明公司財(cái)產(chǎn)獨(dú)立于股東自己財(cái)產(chǎn)的，應(yīng)當(dāng)對(duì)公司債務(wù)承擔(dān)連帶責(zé)任。(濫用公司法人人格，以公司財(cái)產(chǎn)為個(gè)人購(gòu)買房屋。)
(9)A公司拒絕承認(rèn)違約的理由不符合法律規(guī)定。根據(jù)規(guī)定，就商品房開(kāi)發(fā)規(guī)劃范圍內(nèi)的房屋及相關(guān)設(shè)施所作的說(shuō)明和允諾具體確定，并對(duì)合同的訂立以及房屋價(jià)格的確定有重大影響的，視為要約。該內(nèi)容即使未訂入合同，仍屬于合同的組成部分，當(dāng)事人違反這些內(nèi)容的，承擔(dān)違約責(zé)任。(廣告詳細(xì)描述了即將建設(shè)的休閑場(chǎng)所，并宣稱某市級(jí)重點(diǎn)小學(xué)將進(jìn)駐小區(qū)。)
(10)如果A公司逾期不支付一期工程款，建設(shè)單位的對(duì)應(yīng)措施符合法律規(guī)定。根據(jù)規(guī)定，發(fā)包人未按照約定支付價(jià)款的，承包人可以催告發(fā)包人在合理期限內(nèi)支付價(jià)款。發(fā)包人逾期不支付的，除按照建設(shè)工程的性質(zhì)不宜折價(jià)、拍賣的以外，承包人可以與發(fā)包人協(xié)議將該工程折價(jià)，也可以申請(qǐng)人民法院將該工程依法拍賣。建設(shè)工程的價(jià)款就該工程折價(jià)或者拍賣的價(jià)款優(yōu)先受償。
(11)建設(shè)單位關(guān)于已經(jīng)銷售的房屋會(huì)連同一起拍賣的說(shuō)法不符合法律規(guī)定。根據(jù)規(guī)定，消費(fèi)者交付購(gòu)買商品房的全部或者大部分款項(xiàng)后，承包人就該商品房享有的工程價(jià)款優(yōu)先受償權(quán)不得對(duì)抗買受人。
Correct answers：
(1)A request for advance registration procedures confn'ms to the law.According to the regulations，a party who signs the sale of property or other real property rights agreements can apply for advance registration to protect future interests.
(2)If Zhang sells the property during the lease period,the purchaser of the property cannot request Zhang to terminate the rental contract.According to provisions，the effect of lease contract is not affected when the ownership of the rental property is changed.
(3)IfZhang sells the property during the lease period.the leasee Can have the priority purchase right with same conditions.According to the provisions，the lessor should inform the leasee in advance before the sale，and the leasee can have the priority purchase right with same conditions.(This is specifically designed for the lessees in the lease contract of priority purchase right，but does not apply to other rental of subjects.)
(4)The advance sale contract signed by Li on behalf of C Company does not conform to the law.According to the regulations，partners with limited liability do not perform partnership responsibility and not represent a limited partnership externally.
(5)The advance sale contract signed by Li on behalf of C Company does not conform to the law.According to the regulations，the property sold by partners as non--monetary asset should have procedures for property rights transfer according to the regulation.The pre--sold property does not have registration which means it has no effect of property right，and property rights transfer procedure cannot be proceeded.
(6)The compensation of double amount of property purchase price requested by Li does not conform to the regulation.According to the regulations，after the conclusion of the sale contract，where the seller sells the property to a third party,upon the termination of congact and claimed damages，the purchaser can also claim penalty amount no more than one times of the money akeady paid
(7)The establishment of another company by Wang does not comply with me law Under the regulatlons，anatural personCanonlyset upaone-person limited Liability Compa
Ilv’ebtablishment of more than one person limited liability company is prohibited，and me one-person limited liability company cannot invest in a new one—person limited liability company
(8)The reason of refusing to take debt responsibility does not in comply with the law.Under The rules，where shareholders of a limited liability company cannot prove their propeny separate from the shareholders own the companyL property,they should be held.jointly and severallv nable for corporate debt.(Abuse of corporate personality,use company assets for Dersonal purchase ofhousing)
(9)Ihe reason that A Company refuses to admit default does not in comply witll the law.Accordmg to the regulations，explanations and promise made in relation to housing and related facilities within the development planning of commercial housing which have great inlpact on the determination of property price are considered as an offer.Even if the coments are not lncluded in the contract，they are still integral part of the contract.Party who is breach of the contract should be liable.(Ad detailing the upcoming construction of recl.eation，and declared a city-level primary schools will be stationed in the community.)
(10)If a company fails to pay for a project，response mmeasures of me construction unit is in compliance with the law.Under the rules，where the contractor does not pay the contracting pnce according to the price specified in the contract，the sub.contractor can push me con仃actor to pay the money within a reasonable time.If the contractor fails to pay,except in accordance wlth the nature of the construction project should not be discounted or auction，at the Drice agreed between contractors and subcontracts，auction Can be applied to people，s coun.The payment of the contraction project by price discount or auction has a repayment priority.)
(11)The statement made by the construction unit that the property already sold is going to beauctloned altogether IS not in compliance with the law.According to the regulations，after the payment of all or most amount of the property price by consumers，the sub-contrantor has the priority right to get paid and shall not be against the purchaser.
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