Article 2 the term “ advance sale of commercial houses ” as mentioned in the present measures refers to the act that the real estate development enterprises ( hereinafter referred to as the redes ) sell the houses under construction to purchasers and the purchasers pay the earnest money or the prices of houses 第二条本办法所称商品房预售是指房地产开发企业（以下简称开发企业）将正在建设中的房屋预先出售给承购人，由承购人支付定金或房价款的行为。
Facing the difficulties , some local smrees begin to exit the industry or choose to develop the real estate in small towns ever since aug . 31s t 2004 . the government would probably cancel the advance - sale system of commodity apartment in the following several years . under such circumstances , the strategic transformation about the smrees in chengdu has been on the agenda 成都市房地产市场在2004年8月31日大限来临时已经重新洗牌,很多中小开发商选择了退出房地产行业,或者选择到二级城市进行开发,今后几年国家很可能取消商品房预售制度,留存下来的本土中小房地产开发商将不得不应对成都市房地产行业环境的变化,因此有关成都市中小房地产企业战略转型的问题已经被提到了议事日程。
Concern the judicatory explanation of commodity house business according to the supreme court , generally speaking , development business does not suffer commodity house to sell advertisement and the tie that publicize data content , and final both sides signs " open to booking a contract " in also do not contain relevant content certainly ; but if develop business , the building of limits and the specification that establishment place makes related its are mixed promising is specific and affirmatory , and conclude to what commodity house opens to booking a contract and house price has major effect surely really , so no matter the concerned specification on building book or promise whether to write " open to booking a contract " , all ought to regard a contract as content , once develop business to have , did not fulfill the circumstance that reach the designated position , ought to undertake responsibility of breach of contract 根据最高法院有关商品房买卖的司法解释，一般来说，开发商并不受商品房销售广告和宣传资料内容的约束，而且最终双方签订的《预售合同》中也不一定包含相关内容；但是假如开发商就开发范围的房屋及其相关设施所作的说明和允诺是具体确定的，且对商品房预售合同的订立以及房屋价格的确定有重大影响的，那么不论楼书上的有关说明或允诺是否写入《预售合同》 ，均应当视为合同内容，一旦开发商有未履行到位的情况，就应当承担违约责任。
Commodity house opens to booking need to have the following requirement : ( one ) open to booking a person to already obtained estate to develop intelligence letter , business charter ; ( 2 ) concern gold of sell one ' s own things of access of formulary consign land according to land management department , already obtained land access letter ; ( 3 ) licence of program of hold construction project and permit of construction project construction , already dealt with construction project quality and safety to control procedures ; ( 4 ) schedule of affirmatory already construction and complete consign use time ; ( 5 ) 7 achieve main body project below to seal a top ; 7 with what go up , the 2 / 3 above number of plies that main body project must build engineering budget to invest amount ; ( 6 ) already opened commodity house to open to booking a special account in project seat commercial bank ; ( 7 ) the other condition that law , code sets 商品房预售需具备以下条件： (一)预售人已取得房地产开发资质证书、营业执照； (二)按照土地治理部门有关规定交付土地使用权出让金，已取得土地使用权证书； (三)持有建设工程规划许可证和建设工程施工许可证，并已办理建设工程质量和安全监督手续； (四)已确定施工进度和竣工交付使用时间； (五)七层以下的达到主体工程封顶；七层以上的，主体工程须建到工程预算投资总额的三分之二以上层数； (六)已在项目所在地商业银行开设商品房预售款专用账户； (七)法律、法规规定的其他条件。
At present , in respect of the practice of industry and commerce , department regulations , local legislation and judicial interpretation , china basically defines the mortgage of advance booking of commercial housing as real estate charge , literally as charge and not mentioned mortgage . thus , it makes the law be out of line with reality in practice 目前，从实务界的做法和部门规章、地方立法、司法解释来看，我国基本上是将商品房预售按揭定性为房地产抵押，文义上也采用“抵押”表述，不提及“按揭” ，在实践中使得法律与实践脱节。
Though not in line with the present laws and policies concerning real estate , many of the conclusions in this thesis result from the writer ' s long years of study and practice . these conclusions are as follows . law should not put a restriction to the assignment of the right to the use of land ; acceptance terms in the commercial housing advance sales are parts of its contract and are legally binding on the signatory parties ; the system should be set up to permit the assignment of collective ownership of land and the compensated use of curtilage in rural area ; law should permit the selling of rural houses to non - agricultural population ; the bona fide acquistio n should be applicable in china ; by analyzing the leagal theory and relevant cases concerning the dual purchase and sale of real estate , it is held that while stressing the power of registration , laws should protect the interest of the well - meaning party who faultlessly fails to register , and individuals should be regarded as the subject in the exclusive selling contract of commercial housing 本文是笔者长期工作实践和精心研究的成果，许多见解与现行房地产法律、法规不一致，本文主要的创造性成果和新见解概括如下：法律不应当对土地使用权转让条件加以限制；预售商品房广告承诺是商品房预售合同的组成部分并具有法律约束力；建立集体土地使用权转让制度和宅基地有偿使用制度，许可农村房屋出卖给非农业人口，促进农村房地产业的发展；我国应适用不动产善意取得制度；通过对房屋双重买卖法律问题的理论和相关案例分析，认为在强调登记效力的同时，应注意对善意一方当事人非因其过错而未进行登记情况下的利益保护；个人应当成为商品房包销合同的主体。
After examination on qualified real estate mortgage contract as well as other documents and the object in pledge , real estate registration department will make record of mortgage registration on the mortgagor s " contract of pre - sold commercial housing for foreigners " with a real estate mortgage stamp on it , and issued a " mortgage registration certificate of the pre - sold commercial housing " to the mortgagor 房地产登记部门对房地产抵押合同等文件及抵押物进行审核无误后，将在抵押人所持外销商品房预售契约上注计抵押登记情况，加盖房地产抵押专用章，并向抵押人出具"预售商品房抵押登记证明" 。
About dealing with the dispute on house mortgage , the passage lists several serious situations that the pre - purchasing contracts of houses should be terminated . after the pre - purchasing contracts of houses are terminated , the banks should have priority of being paid off the money of selling houses 关于商品房按揭纠纷案件的审理中，本文根据我国现行的法律列出了几类重大的应当允许购房人解除商品房预售合同的情形，商品房预售合同解除后，银行应对售房款享有优先受偿权。
