不動産仲介業에 있어서 損害賠償責任에 관한 硏究 = (The) liability for damages in real estate brokerage

다국어 초록 (Multilingual Abstract)

1. Introduction
The study is to systematize the system of responsibility to cover damages by studying civil and criminal responsibility to cover damages as to real estate, protect people’s property rights by suggesting system improvement plan, and set up fair order of transactions in real estate.
Advanced countries, commonly by organizing mediation system and the system of responsibility to cover damages in laws to systematize, establish positive system of deductibility for responsibility guarantee on mediation and compensation for damages in the level of preventing damages from unforeseen accidents, which shows their conviction on the importance of protecting their fellow countrymen’s property rights.
The study, therefore, in legal examination on civil liability for damages and operation of report and registration system along with real estate mediation accidents, analyzed liability for damages in depth which could occur in brokerage through legal examination on administrative liability for damages by government workers’ negligence and/or fault.
2. Real estate agents’ liability for damages on the clients of real estate
The study investigated on the real estate agents’ characteristics, duties, responsibilities, etc and reviewed legal nature of real estate contract. And it reviewed illegal act responsibility on real estate agents’ civil responsibilities and responsibility on the current laws of real estate.
It is needless to say that real estate is important not only in the value of property in human’s social life but also in the aspect of financial usage. Today’s real estate becomes general services on real estate and, due to the recent, rapid change of unstable economic situation of our nation, the public’s concerns on real estate increase and real estate agents’ roles, who are the experts on real estate, become heavier, so the need to reorganize responsibility laws relating to real estate comes to the fore. Of course, current real estate laws stipulate that real estate agents should confirm and explain objects of mediation and when the mediation is completed write letter of confirmation and explanation of the object of mediation and distribute. And when they cause property damages to others by real estate agents’ negligence and/or fault the damages should be compensated, and guarantee insurance and deductibility or deposit are stipulated to guarantee such a responsibility to cover damages.
However, since today’s accidents occurred in transactions in real estate are mostly clients or multiple-victims occurrence, such systems are not good enough yet. Therefore, need to reorganize laws relating to real estate is suggested.
3. National liability for damages on the real estate agents
The laws on licensed real estate agents and repost of real estate transaction defining on real estate agents (hereafter referred to as “laws of licensed real estate agent”) can refer to the laws mixing juridical nature and public nature. Public natures include contents to regulate licensed real estate agents’ activities and regulations of real estate agents’ activities to protect people’s property rights through establishing order of real estate transaction.
It is the system to instruct and foster real estate business soundly by fortifying internal and external competitiveness and inducing specialization of real estate, so when real estate agents try leading mediation business open registration and stamp registration of real estate office are stipulated. Also, registration system regulates all activities disturbing order of real estate transaction to establish fair and transparent real estate transaction order. For example, registration system on real estate transaction is stipulated to prevent speculation in real estate and tax evasion.
Like above, since real estate agents should take regulations such as diverse reports and registrations to lead real estate business, issues of administrative liability for damages such as violation of receipt obligation by government workers’ negligence or fault, violation of complementary measures obligation, violation of processing obligation, violation of obligation issuing certificate of registration, etc can appear.
Hence, the thesis, in the aspect of the laws to protect public interests, focused on diverse reports and registration, introduces administrative liability for damages on the real estate agents through legal principles of liability for damages in National Reparation Act.
4. Conclusion
When real estate agents, as to mediation action, damage on property to the parties to a transaction with negligence or fault, they have responsibilities to compensa\te the damages. And when real estate agents damage on property to the parties to a transaction by providing mediation office as the place of mediation action to others, they have responsibilities to compensate the damages.
And to lead mediation business in accord with public purposes, reports and registration system charged to real estate agents have clear aspects to act as regulations to real estate agents.
Like this, since real estate agents should take regulations such as diverse reports and registrations to lead real estate business, issues of administrative liability for damages such as violation of receipt obligation by government workers’ negligence or fault, violation of complementary measures obligation, violation of processing obligation, violation of obligation issuing certificate of registration, etc can appear.
Issues of national liability for damages due to government workers’ violation of active deed on report and registration requested by real estate agents to nation or local autonomous entity, especially the issues of national liability for damages due to government workers’ nonfeasance become more important day by day in modern countries. Through juridical review, when government workers violate laws with negligence or fault, th

목차 (Table of Contents)

• 제1장 서 론 1
• 제1절 연구의 목적 1
• 제2절 연구의 범위 4
• 제3절 연구의 방법 6
• 제2장 부동산중개업에 관한 일반이론 8
• 제1절 서 설 8
• 제2절 부동산중개의 의의와 성격 13
• I. 부동산중개의 의의 13
• II. 부동산중개의 성격 15
• 제3절 부동산중개업의 의의와 특성 17
• I. 부동산중개업의 의의 17
• II. 부동산중개업의 요건 19
• III. 부동산중개업의 특성 21
• 1. 수요ㆍ공급자의 비고정성 22
• 2. 고객 의사결정의 유동성 23
• 3. 부동산시장의 복잡, 다양성 23
• 4. 인사관리의 중요성 24
• 5. 기획과 통제의 곤란성 24
• 6. 순수익의 유동성 25
• 제4절 부동산중개업자의 업무범위와 권리의무 25
• I. 부동산중개업자의 의의 25
• II. 부동산중개업자의 종류와 업무범위 28
• 1. 부동산중개업자의 종류 28
• 2. 부동산중개업자의 업무범위 29
• III. 부동산중개업자의 권리와 의무 30
• 1. 부동산중개업자의 권리 30
• 2. 부동산중개업자의 의무 32
• IV. 부동산중개업자의 사용인제도 41
• 1. 소속공인중개사와 중개보조원 41
• 2. 부동산중개업자의 사용인신고 43
• 3. 부동산중개업자의 사용자책임 43
• 제3장 부동산중개의뢰인에 대한 부동산중개업자의 손해배상책임 46
• 제1절 서 설 46
• 제2절 부동산중개계약의 내용 47
• I. 서 언 47
• II. 계약법리 일반 47
• 1. 계약의 의의 47
• 2. 계약의 성립 52
• 3. 계약의 효력 53
• 4. 계약의 해제 55
• III. 부동산중개계약의 유형 57
• 1. 일반중개계약 57
• 2. 전속중개계약 61
• 3. 의뢰중개계약 62
• IV. 결 어 66
• 제3절 부동산중개업자의 채무불이행책임 67
• I. 서 언 67
• II. 채무불이행으로 인한 손해배상법리 일반 67
• III. 부동산중개업자의 손해배상책임 71
• IV. 결 어 74
• 제4절 부동산중개업자의 불법행위책임 76
• I. 서 언 76
• II. 불법행위로 인한 손해배상법리 일반 77
• 1. 의 의 77
• 2. 성립요건 77
• III. 부동산중개업자의 손해배상책임 82
• 1. 일반불법행위로 인한 손해배상책임 82
• 2. 특수불법행위로 인한 손해배상책임 87
• 3. 부동산중개사고의 유형 89
• IV. 결 어 97
• 제4장 부동산중개업자에 대한 국가의 손해배상책임 98
• 제1절 서 설 98
• 제2절 공인중개사법에 의한 신고와 등록 99
• I. 서 언 99
• II. 부동산중개거래 등의 신고 100
• III. 부동산중개사무소의 개설등록 108
• 1. 공인중개사무소의 개설등록기준 110
• 2. 법인이 중개사무소를 개설하려는 경우 111
• IV. 결 어 116
• 제3절 국가배상법에 의한 손해배상책임 117
• I. 국가배상제도의 의의 117
• II. 국가배상책임의 법적 성질 118
• 1. 배상책임의 성질 119
• 2. 공무원의 개인책임에 관한 학설 123
• III. 국가배상책임의 성립요건 126
• 1. 공무원 126
• 2. 직무행위 127
• 3. 불법행위 127
• 4. 손해발생 128
• IV. 국가배상의 청구절차 128
• 1. 행정절차 128
• 2. 사법절차 130
• 제4절 부동산중개업자의 신고·등록에 관한 국가배상책임 130
• I. 서 언 130
• II. 신고·등록제도의 법적 성질 132
• 1. 신고제도의 법적 성질 132
• 2. 등록제도의 법적 성질 136
• III. 신고·등록에 관한 공무원의 직무상 불법행위책임 138
• 1. 접수의무위반 139
• 2. 보완조치의무위반 140
• 3. 처리의무위반 141
• 4. 신고․등록필증 교부의무위반 141
• IV. 결 어 142
• 제5장 부동산중개업에 있어서 발생하는 손해배상과 관련한 제반 개선방안 144
• 제1절 서 설 144
• 제2절 손해배상책임의 발생원인과 관련한 개선방안 147
• I. 부동산중개업자의 전문성 함양 147
• II. 부동산중개업자의 자료열람 조사권 도입 149
• III. 부동산중개사무소의 개설등록요건 강화 150
• 제3절 부동산중개업자의 법적책임과 관련한 개선방안 152
• I. 부동산중개계약서 작성 및 서명의 의무화 153
• II. 부동산중개대상물 확인 및 설명의 의무화 154
• III. 부동산중개종결서 작성 및 검인의 의무화 156
• 제4절 부동산중개의 현황과 관련한 관리제도 도입방안 158
• I. 구두중심 일반중개계약에 관한 관리제도 158
• II. 부동산중개대상물 확인․설명에 관한 관리제도 159
• III. 부동산중개대상물 확인설명서 작성에 관한 관리제도 160
• IV. 부동산의 현황에 관한 관리제도 161
• 제5절 손해배상책임의 보장수단과 관련한 개선방안 162
• I. 보증보험에 관한 개선방안 162
• 1. 보증보험의 의의 162
• 2. 보증보험의 특성 167
• II. 담보공탁에 관한 개선방안 169
• 1. 담보공탁의 의의 170
• 2. 담보공탁의 유효요건과 법률적 성격 172
• III. 보증공제에 관한 개선방안 174
• 1. 보증공제의 의의 174
• 2. 보증공제의 법적 특성 174
• 제6장 결 론 176
• 참 고 문 헌 179
• ABSTRACT 188