我国房地产预售资金监管模式研究-毕业论文(设计)外文翻译

1、毕业论文（设计）外文翻译题目学 院：工商管理学院专 业：工程管理专业班 级：工程0902学 号：0901600229学生姓名：张淮指导教师：蒋旻二O三年三月毕业论文：外文翻译学生姓名：张淮定稿时间：2013-03-15ZHEJIANG GONGS HANG UNIVERSITY外文翻译之一Real estate of sale funds the regulatory body作者：R? Coase D ? Northrop,国籍：Uni ted States出处：Real estate sale funds Regulatory Available online Year: 2008原文正文

2、：Commercial hous ing presale is the main way of sale in real estate development of our country at present . At the same time , commercial housing presale capital has become a real estate enterprise financing style . Because of the trade relations is directly related to the Vital interests of custome

3、r. If weare n ot bound to effective supervisi on on the commercial hous ing presale and property presale , releva nt take holders will take great risk . But mere appear some problems due to weak supervision on presale fund , which seriously disturbs the order of market of real estate . Therefore , m

4、e problems of research on the above , especially in supervision level to me system regulation have positive realistic sig nifica neeEnhance China s supervision on the commercial housing presale capital , to establish supervisi on on me commercial hous ing presale capital in China unified monitor mod

5、e . To clear tile object of the regulation and oversight resp on sibility supervisi on is curre ntly permissi ons are urge nt task . We should in the sett ing of supervisi on on the commercial hous ing presale capital subject, unified supervision on the commercial housing presale capital model outli

6、ne thorough research aspect . Contributing the improvement of tile system of legal theory resources for the commodity tradi ng fund supervisi on Real estate development and sales as a sup ply of the people s livelihood con struct ion process , it men ti oned capital dema nds , long inv estme nt cycl

7、e , and the people s liveliho.oThe real estate market is a high-risk market , if out of effective regulatory , its cause of risk to spread to the other unpredictable industry . In recent years , the real estate market of our country overheating,overpriced , which brings a series of questions in fron

8、t of people . People expect governments promising system and take active measures to solve it . In fact, recently , a series of measures and ways the government issued is mounting the misc on duct of real estate en terprises. Impro ving legal system ofsupervisi on and man ageme nt on commercial hous

9、 ing tradi ng fund has bee n in corporated into the gover nment man ageme nt field of visi on for a longtime . Therefore , we need to carefully combed the government issued the con crete measures and impleme ntatio n effect. Emphasize the importa nee ofcommodity , house booking funds , and try hard

10、on making commodity , house book ing capital reas on able and legitimati ngWe know that perfect presale fund supervision is of great significanee, but howto argue it from in stitutio nal econo mics aspect appears to be more important . Currently , China real estate is very buzz , even the house have

11、n tfinished . After the developers earn money , they focus on the next target or go to buy land for me new development opportunity However , this effective impleme ntati on of the book ing supervisi on system can check ing this kind of undesirable momentum and constraint me market illegal deeds . Th

12、erefore , what kind of book ing capital con struct ing became our regulatory model t0 ope n out the primary problem? Supervisory organ supervised motives ； ability ； independence and accountability are the main part of regulatory model . The content of the argumentation and enrichment is the necessa

13、ry, condition ofoutline of this model .For real estate enterprise regulation, some developed countries and regionssupervisi on patter ns and system desig n can provides refere nee and enlightenment for our housing market. The problem is how to absorb theseresources and how to take the esse nee and d

14、iscard the dregs . Become one of our booking funds established regulatory models of me issue . Hence pointed out the booking funds regulatory problems and solve the problem , accelerate the current supervision system . To Consistent with the regional features of this special supervisi on model becom

15、e the main academic con tributi onsThe presale of commodity apartme nt is a act which the real estate en terprises pre-sale the house un der con struct ion to the buyers and the buyers prepays the deposit or purchase price . The system for the pre-sale of commodity apartment initiated in Hong Kong o

16、f Our Country , as an important way of accelerating the relation of the capital and relieving buyers Pay pressure , it was launched , and quickly develop , and for many countries and regions have adopted . In a certain period , the system of pre-sale commodity apartment for promoting Our commodity a

17、partment sales, the industry , the development offinancial and promoting Our commodity apartment sales , the industry , the development of financial and improving the people s housing coditions wereplayed all active role . however , as the system itself has some flaws , the rule of the releva nt law

18、s and regulatory problems , the nu mber of disputes are constantly emerging . Appear in reality , such as misappropriation of funds for pre-sale , false advertising , housing quality standard , extension submitted to other violations and fraud , legal value to make the fight judgments, theprincipal

19、balanee of the interests of all parties , as the real estate market continued healthy development of the road had to face a major issue . The result ing system of real estate sale also caused the rete nti on of experts and scholars , the extensive public discussion and research .3$询严厘诲乂写Z ZHEJIAMG G

20、ONGS HANG UNIVERSITY毕业论文：外文翻译学生姓名：张淮定稿时间：2013-03-15In addition to this introduction and thanks, but is divided into five parts , themai n contents are as follows :The first part introduces the system of real estate sale , Development and characteristics . Real estate sale transactions , as a special

21、 form of a statutory pre-conditions , the subject of the special pre-sale , the complexity of the legal relationship , strong state intervention and the greater the risk of such characteristics . Through the analysis of the law , clear regulatory supervision of the main selecti on and a sound theore

22、tical foun dati on and sta ndard. First of all, through the in troducti on to the con cepts of supervisi on, clear regulatory supervisi on, man ageme nt behavior of the gover nment and its authorized body un der the Legal Con text especially differe nt from the supervisi on of behavior in private be

23、twee n subjects; This does not preclude a non-regulatory body with the regulatory body supervision, to ensure the supporting role to play in the regulatory system.The sec ond part , to the world and regi on al level on the real estate sale Lenient monitoring as a standard , pre-classified as a stric

24、t regulatory approach and a more relaxed regulatory approach . Regulatory approach by these two represe ntatives of n ati on al legislati on in the descripti on and an alysis of the results , summed up the worth of valuable experience to learn from . Secondly, through a brief an alysis of developed

25、and adva need regulatory system, summed up the experie nce that we can lear n that will help the choice of the regulatory body in China, positi oning, and function to further improve.The third part , for the design of the system of real estate sale , real estate sale in the descriptio n of the statu

26、s quo on the basis of an alysis of the shortco mings of the existing system , there are pre-licensing conditions and market exit mecha nism for the low vaca ncy on pre funding of poor supervisi on and man ageme nt of the registratio n no tice is not perfect, and the abse nce ofadvertis ing man ageme

27、 nt and other real estate sale .The fourth part , from the practical and theoretical aspects of real estate sale system problems caused by defects in full con siderati on of pre-sale system , aboliti on of differe nces in the in terests of the parties to the grounds and views on the aboliti on of th

28、e system real estate sale put forward their view that the abolition of the current system of real estate sale is premature , therefore , further improve the pre sale system is based On the current situation, wemake the best choice .The fifth part , put forward a sound system of the concept of real e

29、state sale : first, improve the commercial sale of market access and exit the main system ； second , improve the financing of real estate sale monitoring system ； the third , a sound of pre notice of sale of real estate registration system ； Fourth, establish and perfect the sale of real estate in f

30、ormatio n disclosure system .商品房预售资金监管机构作者:R 科斯,D 诺斯,国籍:美国出处：商品房预售资金监督管理可在线 年份：2008中文译文：商品房预售是目前我国房地产开发中主要的销售方式。商品房预售资金也成 为房地产企业的一种融资方式。由于在这种交易关系中直接涉及购房人的切身利 益，如果不对商品房预售及预售资金加以有效的监管， 势必会使购房者及相关利 益主体承担巨大风险，同时严重扰乱房地产市场的秩序。因此对上述问题的研究， 尤其是在资金监管层面上加以制度方面的规制，具有积极的现实意义。加强我国 的商品房预售资金监管，构建符合我国国情的商品房预售资金统一监管模

31、式， 明 确监管的对象、监管的权限和监管责任，是目前较为急迫的任务。我们应在商品 房预售资金监管主体的设定以及统一商品房预售资金监管模式勾勒等方面加以 深入的研究，为商品房交易资金监管法律制度的完善贡献理论资源。房地产的开发与销售作为民生的一项供给，在建设过程中资金需求量大、投 资周期长，与百姓生活息息相关；房地产市场又是一个高风险的市场， 如果脱离 了有效的监管，其引发的风险会波及到其他不可预知的行业。 近几年来，我国的 房地产市场过热，房价过高，带来的一系列问题已经摆在了人们的面前， 人们期 待着各级政府米取积极有为的制度与措施加以解决。事实上，近期政府出台的一系列措施和办法都直指房地产企

32、业的失当行为，完善商品房预售资金监管早已纳 入政府管理的视野，为此需要我们认真地梳理政府出台的具体措施及实施的效 果，论证加强政府监管房地产预售资金的必要性， 力争使商品房预售资金规模的 合理，合情，合法化。我们知道完善预售资金监管意义重大，但如何从制度经济学角度加以证成就 显得更加重要。当前，我国房地产的现状就是房子还没有建好就卖得热火朝天， 开发商迅速回笼了资金后，往往把重心立即移到下一个投资的热点， 或去重新拿 地进行新的开发获得更多的市场机会。预售资金监管制度完善或能够有效实施， 都会很好的遏制住这种势头，约束市场主体的这种投机行为。那么构筑什么样的 预售资金的监管模式就成为我们开放出

33、来的首要问题。监督机构进行监管的动 机、能力、独立性和责任能力是监管模式的主干部分，对其内容的论证和充实， 是勾勒这种模式的必要条件。对于房地产企业的监管，一些发达国家和地区监管的模式和制度设计， 可以 为我国的房地产市场尤其是房地产预售资金的管理提供借鉴和启示，问题是我们如何吸收这些资源，如何去糟存精，成为我国的预售资金监管模式确立的问题之 故对上述几个问题的深入总结和细致归纳，总结出我国在预售资金监管上的 5i%严厘诲乂写ZHEJIANG GONGS HANG UNIVERSITY毕业论文：外文翻译学生姓名：张淮定稿时间：2013-03-15症结，从而对症下药，提出治愈此问题的拙见,加快实

34、现对我国现行预售资金监 管制度的完善，构建具有地域特点的特殊监管模式成为本文的主要学术贡献。商品房预售是指房地产开发企业将正在建设中的商品房预先出售给买受人， 并由买受人支付定金或者房价款的行为。商品房预售制度起源于我国香港地区， 作为房地产商融资和缓解购房者付款压力的一种重要途径，它一经推出，便迅速发展，并为许多国家和地区所采用。在一定时期内，商品房预售制度对于促进我 国商品房销售，推动房地产业、金融业的的发展以及改善老百姓的住房条件等方 面都起到了积极的作用。然而，由于该制度本身存在的一些缺陷、 我国相关法律 规制的不完善以及预售监管等方面的问题， 使得由此引发的大量商品房纠纷不断 涌现。

35、面对现实中出现的如预售资金非法挪用、虚假广告、房屋质量不合格、延 期交房等违规、欺诈行为，如何作出正确的法律价值判断，平衡各方主体的利益， 成为了房地产市场继续健康发展道路上不得不面对的重大课题。由此而来的商品房预售制度的存废问题也引起了专家学者、 各界人士的广泛探讨与研究。共分五 个部分，主要内容如下：第一部分，介绍了商品房预售制度的产生、 发展及其特征。商品房预售作为 一种特殊的买卖交易形式，具有预售条件的法定性、预售标的的特殊性、法律关 系的复杂性、较强的国家干预性以及较大的风险性等特征。通过分析法律，明确监管的主要选择和一个坚实的理论基础和标准。 首先,通过介绍概念的监督，明确 监管监

36、督、管理行为的政府及其授权的身体在法律语境特别是不同行为的监督在 私人主体之间；这并不妨碍一个非监管的身体与监管机构的监督，以确保支持角 色扮演在监管系统。第二部分，以世界各国及地区对商品房预售监管宽严程度为标准，划分为严格的预售监管模式和较为宽松的监管模式。通过对这两种监管模式中代表国家立 法成果的介绍和分析，总结出值得我国学习和借鉴的宝贵经验。其次，通过简要分析发达国家和先进的管理系统，总结了经验，我们可以学习，这将有助于监管机 构的选择在中国，定位和功能进一步完善。第三部分，针对我国商品房预售的制度设计，在介绍我国商品房预售制度现 状的基础上，剖析我国现有制度存在的缺陷，主要有预售许可条

37、件偏低及市场退 出机制的空缺、对预售资金的监管不力、预告登记的管理不够完善以及商品房预 售广告管理缺位等。第四部分，从实践和理论两个方面阐述我国商品房预售制度的缺陷所引发的 问题，充分考虑商品房预售制度存废分歧中利益各方的理由和意见，对商品房预售制度的存废提出自己的观点，认为目前全面取消商品房预售制度时机还不成 熟，因此，进一步完善商品房预售制度是我们根据当前形势做出的最好选择。第五部分，提出完善我国商品房预售制度的构想： 第一，完善我国商品房预 售主体的市场准入及退出制度；第二，完善我国商品房预售资金的监管制度；第 三，健全我国预售商品房的预告登记制度：第四，建立、健全我国商品房预售的 信息

38、披露制度外文翻译之Sale of real estate funds作者：Posner国籍：United States出处：INTERNATIONAL REAL ESTATE REVIEW 2000 Vol. 3 No. 1: pp.93 - 108原文正文：Pre-sale Activities in Hong KongIn many Asian countries, developers are allowed to sell residential units of their developme nt projects prior to the completi on. Buyers

39、of the property will beg in to make payme nts immediately after sig ning the purchase con tract. This method allows buyers to secure the right to purchase a property and possess ownership upon making the final payments (usually at the time the building is completed), thus reduc ing the un certa inty

40、 on the availability and the price level of future properties. On the other hand, developers will be able to receive in come prior to the completi on of the project, thus reduc ing the risks associated with the long investment horizon of the property development.The rules and regulati ons gover ning

41、 the pre-sale activities vary among Asia n coun tries. In some places, pre-sale beg ins before con struct ion is actually started. Developers can decide whether to con ti nue or to termi nate the developme nt project based on the nu mber of buyers in the pre-sale. While in other countries (such as H

42、ong Kong), pre-sale is allowed only when the developme nt is in progress or is almost completed.In Hong Kong, developers n eed to obta in consent of pre-sale before they can con duct a pre-sale. The consent of pre-sale is usually gran ted 20 mon ths before the estimated date of completi on. Within s

43、ix mon ths after obta ining permission for sale, a developer can start selling the units through internal sales and/or public sales. Although regulations change over time, in general developers are required to put on to the market no less than a certain percentage (say 20%) of the units approved for

44、 presale in each batch of public sale. Hong Kong developers no rmally offer nu merous payme nt optio ns to buyers. The down payment of a flat can range from 10% to 100% of the flats purchase price.The existe nee of pre-sale offers developers an alter native source of financing their projects. The so

45、urce of financing is normally quite importa nt. This is true because, depe nding on the sizes and backgro unds of the developers, l ong- or short-term con structi on loa ns can be very small and limited, if available. In addition, the risk of holding completed units is effectively reduced through pr

46、esales. This is especially important in cities with many large-scale developme nts (such as Hong Kon g), where the developme nt of one project will create a on e-time substa ntial in crease in supply in the reside ntial market. The purpose of this paper is to exam ine ano ther importa nt aspect of t

47、he presale system. That is, developers can actually use the pre-sale system as an in formati on-gatheri ng tool. To start a developme nt process, because of con struct ion lag, developers will have to estimate the future dema nd to make a con struct ion decisi on today .In Hong Kong and many Asia n

48、coun tries where large-scale developme nts are com mon, the forecasted dema nd level is particularly importa nt in decisi on maki ng as the developme nt phase (and hence the con structi on lag) will no rmally be Ion ger tha n in cities in other regi ons (such as North America or Europe).It is convin

49、cing to argue that the pre-sale system can serve as an in formatio n gatheri ng system for developers. In a large developme nt with many phases, developers will have the freedom to decide the timing of the phases of the project. In other words, a developer can launch a pre-sale, and if the result is

50、 good, the developer can speed up her/his developme nt pla n. (This means an in crease in supply in the market.) If the pre-sale result is not as good as the developer origi nally expected, the developer could revise the estimate of future dema nd and slow dow n the developme nt process. (This means

51、 a decrease in supply in the market.) A similar argument can be applied to developments of relatively small scale. Even if there is only one development phase, the developer can still con trol the speed of the con struct ion. In other words, developers of smaller projects can still use the trial-sal

52、e information to adjust the speed of supply. Asia n real estate markets are known for their high vaca ncy rates and long lasting real estate cycles. To give a few examples, table 1 and table 2 of Lai and Wang (1999) illustrate the volatile patter ns of the price moveme nt and new un its supplied in

53、Hong Kong duri ng the 1973-1997 period. The popular press also notes that the price level of Hong Kong properties in 2001 is about 50% to 60% lower than the price level in 1997. Similarly, the popular press reports that the vacancy rate of residential units in Taiwan is around 10%, a rate much highe

54、r tha n that observed in the Un ited States. The price and volume moveme nts in some China cities (such as Shan ghai) are believed to be eve n more volatile than in Taiwan and Hong Kong.With the pre-sale system as an in formati on-gatheri ng tool, this paper shows that developme nt volatility should

55、 be amplified if developers are overc on fide nt about their own estimates of the market dema nd. In other words, the paper attempts to analyze a unique institutional feature in Asian real estate markets to provide one more possible expla nati on for the long sta nding puzzle on real estate over-sup

56、ply and cycle.of commercial hous ing system is orig in ated in Hong Kong , and as an Importa nt means m real estate development , capital financing , and transaction , it has became a major way in commercial hous ing sell ing , along with the prosperity and development of Mainland real estate market

57、 . In near tens of years , the developme nt and improveme nt of commercial hous ing pre sale system has taken a11 active role in prompting real estate market . This pre sale system can not only in crease the capital usingefficie ncy but also lower the hous ingprice. In some senses , it is bene6cial

58、for both housing developers and consumers , and thus , it became a main sale model in our real estate market . However , as pre-sale is a forward transaction , the future house is just a model in design sketch when consumer pay for it, and the buyer even cannot foresee whether to get the con tractua

59、l subject or not for in formatio n unbalanee . Moreover , some real estate developers cheat buyers with glossy ； false , and mislead ing in formati on , and violate builders ben efits for advaneed payments abused using , and make banks affording high risk as they got credit founds by rip . thus , it is necessary to supervise the pre sale of