판례연구 : 공동주택의 분양에 관한 판례경향의 비판적 고찰 = Critical Research about Precedents Relating to Sale in Lots of Condominium

국문 초록 (Abstract)

선분양제도에서는 소비자는 분양자에 비하여 심각한 정보의 비대칭상태에 처해 있고, 반면에 분양자는 소비자의 정보의 부족을 이용하여 분양가격이나 건설비용을 줄이려는 유혹에 빠지기 쉽다. 서구유럽이나 미국의 공동주택 분양에 비하여 한국에서 공동주택과 관련한 분쟁이 다양하고 많은 이유이다. 따라서 선분양제도하에서는 소비자를 보호하기 위한 법제도와 정치한 법리가 뒷받침되어야 소비자와 분양자가 대등한 입장에서 분양계약을 체결하고 분쟁을 해결할 수 있다. 그러나 종전의 우리 법원의 판례 법리는 이러한 분양계약의 특수성을 반영하지 못하고 대등한 당사자 사이에 정보가 충분히 공유되는 상태에서 체결되는 전형적인 매매계약을 전제하고 판결을 하여 소비자 보호에 미흡하였다. 다행히 2000년대 들어와 분양계약에 관한 판례의 태도를 변화하기 시작하여 분양광고의 계약편입, 정보고지의무, 기망에 이르지 않은 허위 과장광고의 책임 등 새로운 법리를 제시함으로써 소비자의 보호에 충실 하려는 방향으로 변화하고 있다. 하지만 아직도 주거환경이나 주거생활이익의 보호에 측면에서는 소비자 보호에 미흡한 점이 많다. 좀 더 소비자보호를 위한 법제와 판례 법리의 발전을 필요로 한다.

다국어 초록 (Multilingual Abstract)

The supply amount of condominiums in the western Europe and America mostly is because of double or triple complex, But Korea had met with much obstacles about mass supply of condominium so that the developers had poor fund power and project financing which banks invest money according to the prospect of success possibility of construct project had not been yet developed. In 1970;s when government provided apartment on a full scale for settlement of housing deficiency, pre-sale in lots system was introduced for the purpose that resolve the of fulfillment trouble of fund and mass supply of condominium. Developers contract with customers before condominiums are completed and build condominiums with the money which customers borrowed from bank and pay to developer in pre-sale in lots system. In the point that the name of act about housing policy at that time was the Housing Construction Promotion Act, we can understand the background that the pre-sale in lots system had developed at that time when the aim of housing policy was mass house supply. Though in pre-sale in lots, customers have to bear loan rate instead of developers` burden of high rate PF loan, customers accepted the system without excessive oppositions because the sale price in lots were lower than inventory price by connected with the top limit system of sale price in lots. The pre-sale in lots fundamentally, however, resulted in much disputes relating to sale in lots of condominium otherwise the western Europe, because the system contain imperfect transaction structure in which incomplete goods are sold. In consequence, the system should be supported by many legal systems and precedents for protecting customers. Like review previously, the precedents relating to pre-sale of condominium were negative. Legal system for protecting customers had been recognized only as unnecessary regulations against promotion policy of large condominium supply or market liberty. The court also considered disputes relating to sale in lots of condominium as investment failure which customers have to dare to. The change of precedents into inclination protecting customers appearing in 2000`s are significant, but is so insufficient, yet, This is the cause of continuing to happen in disputes and lawsuits relating to sale in lots. For the view of this, the more systematic and synthetic development of customers protect system and precedent is needed.