تحلیل حقوقی مسئولیتهای قراردادی و قهری مجری و مالک در پیشفروش ساختمان
الموضوعات : Civil liabilityنرجس خان والی 1 , وحید زارعی شریف 2
1 - دانشجوکارشناس ارشد حقوق خصوصی، گروه حقوق، موسسه آموزش عالی احرار، رشت، ایران.
2 - استادیار فقه و مبانی حقوق اسلامی، گروه فقه و حقوق، دانشکده علوم انسانی، واحد لاهیجان، دانشگاه آزاد اسلامی، لاهیجان، ایران
الکلمات المفتاحية: پیشفروش ساختمان, مسئولیت قراردادی, مسئولیت قهری, قرارداد مشارکت در ساخت, مسئولیت تضامنی,
ملخص المقالة :
پیشفروش ساختمان به عنوان یکی از ابزارهای کلیدی در بازار مسکن ایران، با چالشهای حقوقی متعددی همراه است، این مقاله با رویکرد توصیفی-تحلیلی، به تحلیل حقوقی مسئولیتهای قراردادی و قهری مجری (سازنده) و مالک در قبال خریداران واحدهای پیشفروششده در چارچوب قراردادهای مشارکت در ساخت میپردازد. با اتکا به منابع قانون مدنی، قانون پیشفروش ساختمان مصوب ۱۳۸۹و قانون مسئولیت مدنی این مطالعه نشان میدهد که مسئولیت مجری عمدتاً ناظر بر تعهدات فنی و اجرایی ساخت (کیفیت بنا، رعایت استانداردهای ایمنی و تحویل بهموقع) است و مسئولیت مالک بیشتر به جنبههای حقوقی و ثبتی (تأمین مالکیت زمین، جلوگیری از معارض و انتقال رسمی مالکیت) مربوط میشود. با این حال، در موارد زیانهای ناشی از ترکیبی از عوامل، گرایش رویه قضایی به پذیرش مسئولیت تضامنی میان مالک و مجری مشاهده میشود تا حمایت مؤثرتری از خریداران (به عنوان طرف ضعیف معامله) فراهم آید. تمایز بنیادین میان مسئولیت قراردادی (قابل تحدید بر اساس اصل آزادی قراردادی) و مسئولیت قهری (غیرقابل اسقاط و مبتنی بر اصل جبران کامل خسارت) نقش مکمل و حمایتی مسئولیت قهری را برجسته میسازد، به ویژه در موارد عیوب پنهان یا خسارات جانی. یافتهها ابهامات موجود در حدود مسئولیتها، آثار فسخ قرارداد مشارکت بر پیشفروشهای قبلی و خلأهای حمایتی قانون پیشفروش را آشکار میسازد و ضرورت بازنگری تقنینی را توجیه میکند. در نهایت، راهکارهایی عملی برای کاهش دعاوی و پیشنهادهای اصلاحی برای قانون پیشفروش ارائه شده است تا امنیت معاملاتی افزایش یابد و حمایت از حقوق خریداران تقویت گردد.
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