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中介吃差价乱收费买二手房小心假房陷阱

更新时间:2012-01-27 16:45:34 - 来源:苍南房产网 点击数:28372 >> 我要发表评论

  【综述:中介吃差价、乱收费买二手房小心“假房陷阱”】

  20世纪90年代以来,随着我国房地产业的兴起,房产中介行业蓬勃发展。据统计,目前我国共有房产中介机构5万多家,从业人员近百万,佣金规模超过300亿元。在房地产开发经营和消费的供求市场上,房产中介越来越广泛和深入地为交易主体提供各项经纪服务。尤其是在二手房交易领域,房产中介对活跃市场、促进繁荣、满足人民群众多样化需求的作用更为凸显。

  然而,值得警醒的是,在高交易量的背后,因房产中介违法、违规经营而引发的房屋类居间合同纠纷,正呈现出高发、复杂、矛盾多元的态势,严重干扰了二手房交易市场的正常秩序。

  房产中介不规范经营行为具有多种表现形式,如对不允许上市交易的房屋违规代理挂牌出售、为交易双方规避法律出谋划策、吃差价、乱收费等,下面重点对两种常见的房产中介不规范经营行为进行介绍和解析,以使读者充分了解房产中介不规范经营行为的危害,防止自己买了无法买到手的假房。

  小心卖房人卖假房

  房产中介疏于审查关键信息的真实性,往往为房屋居间合同及买卖合同的履行埋下隐患。

  如房产中介未对客户出示的身份证、房产证验明正身;未审查待售房屋是否有抵押、出租或私搭乱建情形;未审查卖房人是否为房屋产权人或经合法授权的人;对于待出售房屋为夫妻共同财产的,未要求不在场一方出具同意出售和委托办理的证明;对于待出售房屋为遗产的,未要求全体继承人出具同意出售和委托办理的证明;对于出卖人授权他人办理居间委托手续的,未审查和留存委托人的书面授权等。

  上述信息一旦因房产中介疏于审查而出现虚假情形,往往成为房屋出卖人或买受人因房价涨跌等因素而毁约的主要理由,此时,毁约方很可能以出卖人无权处分、代理手续不全等为由主张房屋买卖合同无效,并以此为由拒付或要求返还居间费。上述情形引发的诉讼在实践中占据了较大比例。

  【案例一】未经全体继承人同意处置遗产无效

  王先生看中了一套二手房。签约时,中介公司并未告知该房屋的权属情况,仅提供了登记房主的户口本、死亡证明及房主妻子李女士的出售房产证明,即促成王先生与李女士签订了房屋买卖合同。在履行合同过程中,房主的子女向法院提起了确认买卖合同无效的诉讼,后经法院判决,确认房主妻子李女士无权单独处置房屋,该房屋买卖合同无效。因诉讼期间房屋价格飞涨,王先生购房不成,造成较大经济损失。

  【案例二】承租人伪造卖房委托书骗取购房款

  张小姐看中了一套二手房。签约时,登记房主并未到场,仅有房屋居住人赵某持房产证复印件和房主的授权委托书出现,张小姐对此提出质疑,中介公司为促成交易,向张小姐解释说没有问题,只要有授权委托书即可安全交易。后张小姐向赵某支付定金10万元,赵某从此一去不复返。经查,赵某原系房屋承租人,租期即将届满,其伪造授权委托书意在骗取购房款,中介公司未亲见房主亲笔书写授权委托书即力促张小姐与赵某交易,未尽合理审查义务。

  小心中介虚构的假房

  有的房产中介为了抢生意,自行编造房屋出售信息,垄断房源,实行不正当竞争。

  在目前房地产市场火爆、卖方占市场绝对主导的形势下,一些房地产中介为争夺紧俏房源,常常在未取得客户独家代理授权的情况下,即排除对方选择其他中介的权利;或在客户仅作意向出售登记,尚未正式与买方达成协议的情况下,即进行网签操作,从而起到阻碍出卖人另行委托其他中介公司再进行代理

  出售的目的;或实际控制性价比高的房源仅供房地产投资客买卖;或恶意“抢单”引发打架斗殴;或为打压竞争对手,雇佣网络写手编造或宣扬对手的负面新闻大肆进行炒作;或捏造散布涨价信息;或与房地产开发经营单位串通捂盘惜售、炒卖房号,操纵市场价格等。

  【案例一】提供虚假房产信息

  陈先生一直想在二手房市场淘一套中意的房子,改善一下住房条件。一天上午,陈先生在网上看中了一套二手房子,于是和网上发布房源信息的中介取得了联系。电话中,中介经纪人说得头头是道,可是半小时后当他赶到那家房屋中介时,对方只字不提这套房子,相反却拼命推荐其他房子。“我想看电话中

  说的那套房子!”“这房子卖掉了,我有更好的房子向你推荐!”“打电话到现在才半小时,怎么这么快就卖掉了?”几经追问,陈先生此时才知道那房源信息是假的,是想通过这种方式吸引购房者。

  【案例二】自买自卖控制优质房源

  2010年8月,王先生通过中介挂牌出售一套房屋,杨先生来该中介咨询,并对王先生的房子非常有兴趣。中介便联系王先生与杨先生签订了定金合同,杨先生支付王先生定金5万元,约定一个月以后签订房屋买卖合同。之后,中介公司意外发现这套房子已经被其他中介公司进行了网上合同备案。中介业务员马上联系王先生,王先生表示并没有和其他人签订过房屋买卖合同。

  原来,在2010年6月王先生曾经委托其他中介挂牌售房,但一直没有找到合适的买家,该中介为了独占王先生的这笔业务,竟然以业务员作为购房者制作了一份虚假合同进行网上备案,使王先生的房子不能通过其他中介交易。王先生马上联系原来的中介公司,要求撤销网上备案合同,但原来的中介公司不予配合。后因无法及时撤销网签,导致王先生无法与杨先生签订房屋买卖合同,王先生为此双倍返还了杨先生的定金。

  买房时要小心“假房陷阱”

  房产交易的巨大经济利益诱惑,为房产中介不规范行为的出现提供了内在的动力;国家法律法规的不完善为房产中介不规范行为的出现提供了外部的空间;负有监督管理职能的行政机关、行业协议缺乏有效的监管手段为房产中介不规范行为的屡禁不止提供了重要的助力。

  房产中介的不规范行为具有极强的破坏性,对于国家宏观调控的落实、市场交易的诚信安全进行等都构成极大的阻碍,且严重侵犯了房屋买卖主体的合法权益,因此根治和防范房产中介的不规范行为刻不容缓。

  应加强对房产中介的治理和监管。

  当前形势下,应该严格房产中介市场准入门槛、建立中介公司等级评定和信用档案制度,推动房产中介市场优胜劣汰,为售房者、购房者提供区分良莠的依据。同时,要建立全国统一的房产中介经纪人业绩档案制度,通过对经纪人的业绩的公开查询,实现对经纪人的动态监督,从而提升经纪人遵规守法的自觉性,有效增加房产中介不规范行为的违法成本。

  百姓在买房时要小心中介陷阱。

  通过多种媒体做好法制宣传,提醒售房者、购房者注意以下问题:一是应尽量选择信誉较好的中介机构;二是要提前考虑房价变化等因素并约定违约赔偿责任;三是及时办理预告登记和过户手续,不给对方反悔的机会;四是注意增强维权的法律意识,审查并保留相关票据,纠纷发生后,及时搜集证据材料,提高权利维护的有效性。五是不轻信对方或中介的口头承诺,对于重大事项,均应书面成文。


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