国务院办公厅


国务院办公厅转发国家经委、经贸部、国家商检局关于加强出口商品质量管理工作意见的通知(附英文)
国务院办公厅



国务院同意国家经委、经贸部、国家商检局《关于加强出口商品质量管理工作的意见》，现转发给你们，请结合实际情况，认真贯彻执行。
加强出口商品质量管理，是提高经济效益、增加出口创汇的关键。近年来，我国部分出口商品质量下降，不但造成经济损失，影响出口创汇，而且有损于国家信誉。各地区、各有关部门对此要给予高度重视，采取有力措施，尽快扭转这种状况，把出口商品质量搞上去。

关于加强出口商品质量管理工作的意见
一、清理和整顿出口商品的生产厂点
各地区、各部门要对所有生产出口商品的企业进行一次全面清理和整顿，择优定点。凡不具备质量保证的企业，不准生产出口商品。
重点清理、整顿出口商品质量管理较差、生产加工厂点过多、质量问题较多的行业。
二、加强出口商品生产企业的质量管理和检验工作
（一）在生产企业中，对出口商品的质量，厂长（经理）要全面负责。
（二）出口专业厂、出口生产基地和重要出口商品生产企业，可设总质量师。总质量师协助厂长全面负责产品质量的检验和管理工作，有权代表厂长停止不合格出口商品的生产和出厂。
（三）在重要出口商品生产企业，试行国家商检部门派驻质量监督员制度（简称驻厂员制度）。驻厂员代表国家对生产企业的出口商品质量和检验工作进行监督，有权对出口商品使用的原材料、零部件和成品进行检验、抽查或复验。驻厂员如发现出口商品不合格，有权停止出口商品出
厂，并可通知外贸经营单位不予收购。
（四）所有出口商品生产企业，都要推行全面质量管理，健全质量责任制，加强检验工作，制订严格的工艺规程和劳动纪律。尽快建立和完善出口商品生产企业的质量保证体系。
三、加强出口商品质量的监督和检验
（一）一切出口商品都必须经过检验。不合格的商品（包括包装不合格）不准出厂，外贸经营单位不得收购，商检部门不予出证放行。
（二）逐步充实商检部门的力量，完善出口商品检验手段。
（三）商检部门要会同有关主管部门加快对重要出口商品发放出口商品质量许可证的工作。凡是实行出口商品质量许可证的商品，未取得出口商品质量许可证的，经贸主管部门不能签发出口许可证。
（四）经贸主管部门要加强对外贸经营单位的监督、检查，督促外贸经营单位加强质量管理工作，健全验收制度，增强验收力量，切实做到择优安排出口生产，择优收购商品，坚持质量第一、以质取胜的经营方针。凡不具备外贸经营条件的单位，经贸主管部门有权取消其外贸经营资格
，并通知工商行政管理部门吊销其营业执照。严禁违反国家规定，通过非正常渠道或采取不正当手段出口商品。
四、要把提高出口商品质量，作为企业技术进步工作的重点
各地区、各部门要根据外贸出口的战略需要，以提高产品质量、增加创汇为重点，调整技术进步的投资结构和方向，将出口商品的重点生产企业、专业厂与生产基地的技术改造、科技攻关、技术引进、测试检验、扩大生产、降低消耗等各方面的措施衔接起来。大力改善出口商品仓储条
件，减少商品的污染和损坏。
五、明确出口商品的质量责任
为了保证出口商品的质量，各有关单位和部门都要有明确的责任和制度。出口商品因质量问题造成经济损失或产生不良影响时，必须分清生产加工企业、外贸经营单位、仓储运输单位、商检部门和其他有关部门的责任。凡属渎职、失职造成的质量事故，要追究责任者和有关领导者的责
任，并严肃处理。
六、进一步改善出口商品的包装
中国包装进出口总公司要会同中国包装总公司，进一步研究制订改进出口商品包装的方案、计划和措施。当前要解决好出口食品、饮料、烟叶、罐头、五金、机械、陶瓷、纺织品、服装、棉花和危险品的包装，协调落实包装生产厂点和原材料供应，健全包装质量标准，加强质量管理、
检验和监督工作。
七、加强出口商品的标准化工作，改善口岸的计量条件
（一）标准、商检和经贸部门要会同各主管部门，加快制定和修订出口商品标准及出口检验标准。
（二）运输主管部门要会同商检和计量部门共同研究提出改进口岸计量条件的方案，纳入运输主管部门和有关地区技术改造规划，三年内基本改善口岸计量条件。
八、加强出口商品商标和出口专利产品的管理
（一）对名牌出口商品商标的使用，经贸和工商行政管理部门要共同进行一次清理整顿，加强管理，保护名牌出口商品。
（二）未经上级主管机关批准或专利权人同意，生产企业和外贸经营单位不得生产和经营出口专利产品。
（三）对国内外假冒我国出口商品商标、仿制我出口专利产品和伪造我商检证书的侵权、违法行为，要坚决查处、及时起诉，维护企业和我国的合法权益。
上述意见，如无不妥，请批转各地区、各部门贯彻执行。(附英文)

CIRCULAR OF THE GENERAL OFFICE OF THE STATE COUNCIL ON THE TRAN-SMISSION OF THE RECOMMENDATIONS SUBMITTED BY THE STATE ECONOMIC COM-MISSION, THE MINISTRY OF FOREIGN ECONOMIC RELATIONS AND TRADE, AND THESTATE BUREAU OF IMPORT AND
EXPORT COMMODITIES INSPECTION CONCERNING THESTRENGTHENIN

Important Notice: (注意事项)

英文本源自中华人民共和国务院法制局编译, 中国法制出版社出版的《中华人民
共和国涉外法规汇编》(1991年7月版).
当发生歧意时, 应以法律法规颁布单位发布的中文原文为准.
This English document is coming from the "LAWS AND REGULATIONS OF THE
PEOPLE'S REPUBLIC OF CHINA GOVERNING FOREIGN-RELATED MATTERS" (1991.7)
which is compiled by the Brueau of Legislative Affairs of the State
Council of the People's Republic of China, and is published by the China
Legal System Publishing House.
In case of discrepancy, the original version in Chinese shall prevail.

Whole Document (法规全文)

CIRCULAR OF THE GENERAL OFFICE OF THE STATE COUNCIL ON THE TRAN-
SMISSION OF THE RECOMMENDATIONS SUBMITTED BY THE STATE ECONOMIC COM-
MISSION, THE MINISTRY OF FOREIGN ECONOMIC RELATIONS AND TRADE, AND THE
STATE BUREAU OF IMPORT AND EXPORT COMMODITIES INSPECTION CONCERNING THE
STRENGTHENING OF QUALITY CONTROL OF EXPORT COMMODITIES
(April 29, 1987)
The State Council has accepted The Recommendations Concerning the
Strengthening of Quality Control of Export Commodities, submitted by the
State Economic Commission, the Ministry of Foreign Economic Relations and
Trade, and the State Bureau of Import and Export Commodities Inspection.
The Recommendations are hereby transmitted to you, and you are requested
to implement them conscientiously in light of the actual conditions in
your spheres of activities.
The strengthening of quality control of export commodities is the key to
increasing economic returns as well as foreign exchange earnings. In
recent years, the quality of some of our country's export commodities has
shown a decline, which has not only caused economic losses and affected
foreign exchange earnings by exports, but also marred the reputation of
our country. All the localities and departments concerned shall give the
amplest attention to this state of affairs, take effective measures to
remedy it quickly so as to upgrade the quality of our export commodities.
RECOMMENDATIONS SUBMITTED BY THE STATE ECONOMIC COMMISSION, THE MINISTRY
OF FOREIGN ECONOMIC RELATIONS AND TRADE, AND THE STATE BUREAU OF IMPORT
AND EXPORT COMMODITIES INSPECTION CONCERNING THE STRENGTHENING OF QUALITY
CONTROL OF EXPORT COMMODITIES
(Extracts)
In recent years, the quality of some of our country's export commodities
has shown a decline, which has not only caused economic losses and had an
unfavourable impact on the foreign exchange earnings by exports, but also
marred the reputation of our country. In order to rapidly remedy this
situation and to strengthen quality control of our export commodities, we
hereby submit, on the basis of the investigations and studies of the
aforesaid situation and the opinions solicited from all localities and
departments concerned, the following recommendations:

I. Checking up and Rectifying Factories to be Designated as Export
Commodities Manufacturers
All the localities and departments concerned must carry out an all-round
checking-up on, and rectification of, all the enterprises that are
manufacturing export commodities and then designate from among them the
most outstanding ones as manufacturers of commodities for export. Those
enterprises found to be lacking the conditions for guaranteeing the
quality of their products shall not be permitted to manufacture
commodities for export. The State Economic Commission, the Ministry of
Foreign Economic Relations and Trade, and the State Bureau of Import and
Export Commodities Inspection shall jointly be responsible for the
checking-up and rectification in conjunction with other competent organs
concerned. The checking-up and rectification shall be focused on those
industries whose quality control over export commodities is comparatively
poor, whose number of factories designated for producing and processing
export commodities is too large, and whose quality problems are numerous.

II. Strengthening the Quality Control and Inspection Work in Enterprises
Producing Export Commodities
(1) In production enterprises, the factory director (the manager) shall
take overall responsibility for quality of export commodities.
(2) In factories specially engaged in the production of export
commodities, the production bases of export commodities, and the
enterprises producing import and export commodities, the post of chief
quality controller may be set up. The chief quality controller shall
assist the factory director in taking the overall responsibility for
inspecting and controlling the quality of products, for implementing the
Regulations on the Responsibility for Quality Control of Industrial
Products, for organizing the formulation and implementation of the rules
for reward and penalty relating to the quality of products, and for making
the decision, on behalf of the factory director, to stop the production
and delivery out of the factory of sub-standard export commodities.
(3) In enterprises producing important export commodities, the system of
having a resident quality supervisor stationed in the enterprise and sent
by the State commodities inspection department (referred to, for short, as
"the resident supervisor system") shall be implemented on a trial basis.
The resident supervisor shall, in the name of the State, exercise
supervision over the quality and inspection of the production enterprise's
export commodities, and have the right to inspect, to spot check, or to
re-inspect the finished products, or the raw and processed materials, or
spare parts and components, used in manufacturing export commodities. In
case where the resident supervisor discovers that the export commodities
are not up to the standard, he/she has the right to stop the delivery out
of the factory of the export commodities, and may ask the foreign trade
corporations not to purchase the said export commodities. The production
enterprise shall provide the resident supervisor with working conditions,
the data of quality, and relevant technical documents for carrying out
quality inspection; and it shall also inspect, spot check, or re-inspect
its products, as required by the resident supervisor. The resident
supervisors shall be personnel of the State commodities inspection
departments, and their salaries, bonuses and welfare benefits shall all be
borne by the sending department so that no direct economic connections
shall exist between the resident supervisors and the production
enterprise.
(4) All the production enterprises manufacturing export commodities shall
implement an all-round quality control, strengthen and perfect the quality
responsibility system, strengthen inspection work, and work out strict
technological processes and labour discipline. The factory director shall
appoint a person who has technical know-how, experience and strong sense
of responsibility, as head of the inspection department, and this
appointment shall be reported to the authorities in charge of the
enterprise for the record. No department or individual within the
enterprise shall be permitted to interfere with the work conducted by the
inspection department, and its independence in performing its functions
shall be guaranteed. It is imperative to establish and perfect, as soon as
possible, the quality guarantee system in enterprises producing export
commodities.

III. Strengthening the Supervision and Inspection of the Quality of Export
Commodities
All export commodities must undergo the process of inspection. Commodities
that are not up to the standard (including those whose packaging is not up
to the standard) shall not be permitted to leave the factory; the foreign
trade corporations shall not be permitted to purchase such commodities;
and the commodities inspection department shall not issue export licence
and grant clearance.
The working contingent of the commodities inspection department shall be
reinforced gradually, and the means of inspection of export commodities be
perfected. The commodities inspection department shall, in conjunction
with the competent authorities concerned, speed up the work for issuing
quality licenses for important export commodities. With respect to those
commodities to which the system of quality licence for export commodities
applies, the competent authorities for foreign economic relations and
trade shall not issue for them export licences before they have obtained
quality licenses for export commodities.
The competent authorities for foreign economic relations and trade shall
strengthen their supervision over and inspection of foreign trade
corporations, and urge them to strengthen the work of quality control, to
improve examination-and-acceptance system, and reinforce the working
personnel for the system, to strive to do a good job in selecting
outstanding factories to manufacture commodities for export, to purchase
commodities from the factories that produce quality products, and to
adhere to the principle of "placing quality first, and winning over the
customers by offering them quality products". The competent authorities
for foreign economic relations and trade shall have the right to
disqualify those units which do not have the qualifications for doing
foreign trade business, and ask the administrative department for industry
and commerce to revoke their business licences. The exportation of
commodities through irregular channels or by using crooked means by
violation of the State provisions shall be strictly prohibited.
IV. Taking the Improvement of the Quality of Export Commodities as the
Focus of the Work of Technical Advancement
All the localities and departments shall, in accordance with the
requirements of the strategy of export and foreign trade, make adjustment
in the structure and the orientation of investment for technical
advancement, and link up the various measures adopted for technical
transformation, the tackling of difficult problems (in science and
technology), the importation of technology, testing and inspection, the
expansion of production, and the reduction in consumption of raw materials
and energy, at the key production enterprises, specialized factories, and
production bases for the manufacture of export commodities by taking the
improvement of the quality of products and the increases in foreign
exchange earnings as the focal point. Strenuous efforts shall be devoted
to the improvement of the warehousing and storage conditions for export
commodities, so as to reduce or eliminate the contamination of or damages
to export commodities.

V. Clearly Defining the Responsibility for the Quality of Export
Commodities
In order to guarantee the quality of export commodities, all units and
departments concerned must have both a clear-out definition of the job
responsibility and rules. If the poor quality of some export commodities
has resulted in economic losses or made a negative reflection on China's
reputation, it is imperative to check up on the responsibilities to be
borne by the production and processing enterprises, the foreign trade
corporations, the warehousing and storage units, the department for
commodities inspection, or other departments concerned. Cases of quality
problem caused by dereliction or neglect of one's duty shall be looked
into, and the person in charge as well as the leading personnel involved
shall be held responsible and be dealt with in all seriousness.
VI. Further Improving the Packing of Export Commodities
The China National Packing Import and Export Company shall, in cooperation
with the China National Packing Corporation, conduct further studies on,
and work out programs and measures for the improvement of the packing of
export commodities. Each year, efforts must be made to improve the packing
of certain categories of export commodities. At present, it is imperative
to improve the packing of foodstuffs, beverages, tobacco leaves, canned
foods, hardware, machinery, ceramics, textiles, garments, cotton, and
dangerous articles. The two companies shall coordinate the supply-and-
demand relationship between packing factories and packing material
suppliers, perfect the packing standards, and strengthen the work of
quality control, inspection and supervision.
VII. Strengthening the Standardization of Export Commodities, and
Improving the Conditions for Conducting Measurement at Ports
(1) The authorities of standardization of commodities inspection, and of
foreign economic relations and trade shall, in cooperation with various
competent organs, speed up the formulation and revision of the standards
for export commodities and inspection criteria.
(2) The competent authorities of transportation shall, in cooperation with
the authorities of commodities inspection and metrological authorities,
submit a plan to improve metrological conditions at ports and incorporate
it into the program for technological transformation of the competent
authorities of transportation and the interested localities so as to
improve basically the metrological conditions at ports within 3 years.

VIII. Strengthening the Administration of Trademarks of Export Commodities
and Patented Products
With respect to the use of trademarks for export commodities of famous
brands, the authorities of foreign economic relations and trade and the
administrative departments for industry and commerce shall jointly conduct
a checking-up and rectification campaign to strengthen the administration
and protect export commodities of famous brands. Without the approval of
the competent authorities at a higher level or without the consent of the
patentee, no production enterprises and foreign trade corporations may
produce patented products for export and engage in export of such
products. Cases occurring either at home or abroad of infringements or
illegal acts such as counterfeiting the trademarks of our export
commodities, imitating the patented commodities we export or forging our
export commodities inspection certificates shall be resolutely
investigated and dealt with, and the offenders shall even be prosecuted in
time so as to safeguard the lawful rights and interests of the enterprises
as well as of the State.
If no inappropriateness is found in the recommendations submitted above,
we request that they be approved and transmitted to all the localities and
departments for implementation.



1987年4月29日
浅析定作商品房涉及的法律问题

武志国


　　一、何谓 “定制别墅”、“定制公寓”、“定制物业”、“定制商品房”等概念
　　（一）定制商品房的概念及分类
　　所谓定制“商品房定制”，或者所谓“别墅定制”、“定制物业”、“定制公寓”等概念是指按照业主所想，量身定做个性突出、能反映居住者个人风格和追求的身心栖居或他用之所。
通常情况下，房屋建造商被归纳为以下三种类型:成品型，半用户定制型，和用户定制型。
（1）成品型开发商致力于大批量的房屋建造。设计几种样板住宅以满足市场的需求。开发商通过这种成品设计的方法提供一个建好的房子。
（2）那些运用半用户定制的设计方法来发展住宅的开发商，由于他们把预制和用户定制的特点结合起来，通常被称作半用户定制开发商。
（3）用户定制开发商从零开始创造一个完全独特的住宅。这种“用户定制设计”的方式是最为理想的为顾客定制住宅的方法，因为它能根据不同情况创造出满足不同个人居住要求的住宅 。但是，用户定制住宅的完成通常最为费时。由于建筑工地分散增加了管理成本，而且建造时间较长，再加上批量化房屋建造的经济性的丧失，使得用户定制住宅的价格通常比较高 。
我们在实际销售中也有一些业主会提一些个性化的要求，主要是装修方面的，提出要求的时间也是在规划设计确定之后的事情，甚至是交房前后提出。
　　（二）定制开发商品房的销售本质
定制商品房是个人意志的物化体现，它在精神深处能满足购房者的限量情结，属于自定义生活范畴。
定制开发商品房是新的销售策略，不断细分消费者群体，对特定的消费者群体进行针对性的设计开发，根据精英群体的生活方式、家庭结构、品质要求， 量身定做的个性化用房，尽最大努力地迎合特定群体的“个性化”购房需求。
　　（三）定制开发商品房起源及发展
据说，“定制公寓”概念起源于日本在日本，欧美国家更为普遍，定制的内容也更贴近购房者的需求。完全按照住户的需求建造房屋的定制，而非只提供有限的选择方案，称得上是真正的定制房屋。
虽然定制公寓在日本、美国等国家已经发展成为一种潮流并且形成了成熟模式，但在国内还处于萌芽阶段。业内人士指出，随着一批主流地产开发商逐步加快公寓（别墅）定制产品的开发，这一类型的定制公寓（别墅）产品的出现，中国一线城市的中高端市场在未来几年很有可能会和欧美等发达市场一样，从毛坯房、精装房逐步过渡到定制房时代。也有人认为，定制公寓理念意义大于实际意义。
另外，还有一种是定制商品房并承租的模式很普遍。
　　二、定制商品房行为的法律属性
　　（一）不是委托建造（加工承揽）的合同关系，仍是商品房买卖合同关系。
这种用户定制开发商在国外被称作“设计--建造公司”，从法律上讲，仍应是房地产开发商，而非设计和施工方）。
定制商品房可归入预售范畴。
有观点认为，房产商即业主为某定制商品房项目与承租人或者购买人协商，按照承租人或者购买人的要求专门立项，设计建造，这是企业间或者个人与企业间的商事行为，因为不是对不特定公众的销售，不属于预租预售的法律框架体系范围。
　　（二）住宅建筑设计标准的个性化是定制商品房的核心
与普通商品房建造均由开发商说了算不同的是，定制购房意味着购房者可参与到选地、规划设计、建筑材料购置乃至房价的确定等，最重要的最核心的方面就是规划设计这一环节。
在定制合同中应注意约定避免规划设计方案不得随意变更，约定设计方案不能通过时的处理。
房地产开发项目一般要分成方案设计、初步设计和施工图设计3个具体步骤。方案设计反映了建筑平面布局、功能分区、立面造型、空间尺度、建筑结构、环境关系等方面的设计要求。初步设计在方案设计的基础上，应提出设计标准、基础形式、结构方案及各专业的设计方案。初步设计文件应该包括设计总说明书、设计图纸、主要设备与材料表、工程概算书4个部分。施工图设计是初步设计基础上的更详细的设计，具有工程设备各构成部分的尺寸、布置和主要施工方法；并要绘制完整详细的建筑及安装详图及必要的文字说明。
　　开发商在进行规划及建筑设计前，需要向城市规划行政管理部门申报规划设计条件，以获得规划设计条件通知书（主要规定规划建设用地面积、总建筑面积、容积率、建筑密度、绿化率、建筑后退红线距离、建筑控制高度、停车位个数等）。房地产开发商根据规划设计通知书，委托有规划设计资格的单位完成方案设计，然后持方案设计报审表、方案设计及其说明书等有关资料，报经城市规划行政管理部门审查，确认符合规划要求后，核发《建设用地规划许可证》。方案设计得到批准后，即可以进行初步设计。城市规划行政管理部门对建设工程的初步设计方案进行审查，确认其符合规划设计要点后，建设单位就可以进行施工图设计。城市规划行政管理部门在对工程施工图及有关材料进行审查合格后，核发《建设工程规划许可证》。
　　在国内相关法律法规的制约下，真正的“度身定制”极难实现，当年上海紫园的定制服务被有关部门依法紧急叫停便是先例。
　　三、商品房定制存在的风险
　　（一）工期及造价风险：成品型好处还在于缩短施工时间和减少造价，定制商品房可能导致工期和造价增加不确定性。
　　（二）市场销售风险：由于定制商品房在很大程度上反映了承租人或者购买人的偏好，销售对象相对较狭窄，而且一般都要求达到比通常标准更高的要求，成本可能提高，又不具有通用性，使得开发商风险相应增大，设计修建方案等能否通过政府管理部门的审核存在不确定性，如定制人反悔退出或者项目中断，再转售他方时可能受限。
　　（三）法律风险：目前国内有关商品房投资开发销售方面的政策法规尚不能适应定制商品房的要求，定制商品房在国内尚存在诸多问题。在目前国内住宅建筑设计标准、商品房预售条件、签约流程、销售合同条款、房价限制乃至贷款金融配套等方面政策，都对定制物业有着较多限制，交易的安全性很亟待保障。
　　四、定制商品房主要涉及所签合同的合法性以及所收款项的合规性
　　订制商品房应该建立专门的“定制合同”，对定制部分做专门的约定，明确定制双方的权利义务、违约责任。定制商品房在设计方案确定之前就需要与购房人签署合同，势必属于在取得商品房销售许可证之前签署。
具体可通过两种方式签署合同：第一种方式，直接签署买卖合同，将来再签署网络打印的商品房买卖合同，另外一种方式是签署为预约买卖合同（认购书），将来再签署网络打印的商品房买卖合同。上述两种合同均存在如下有效性方面的法律风险。
　　（一）如果商品房定制合同签署为商品房买卖合同，未取得商品房预售许可签署的商品房买卖合同无效
《城市房地产管理法》第四十五条、《城市房地产开发经营管理条例》第二十三条、《城市商品房预售管理办法》第六条、《北京市城市房地产转让管理办法》第二十九条都明确规定，房地产开发企业预售商品房，必须取得商品房预售许可证明；未取得《商品房预售许可证》的，不得进行商品房预售。如果房地产开发企业未取得商品房预售许可证而与购房人签订合同的，将可能导致该合同无效。《最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释》第二条规定，在起诉前取得商品房预售许可证明的，可以认定有效。也就是说，在起诉前仍未取得商品房预售许可证明的，就应该认定该合同为无效。
如果购房人明知房地产开发企业未取得商品房预售许可证而仍与该房地产开发企业签订合同，在这种情况下，合同被确认无效后，房地产开发企业是无须承担上述赔偿责任的。购房人在购房款以外的其他损失，包括房屋增值部分的损失只能自行承担，也不能另行获得一倍房款的赔偿。如《北京市城市房地产转让管理办法》第五十二条也规定：“房地产受让人知道或者应当知道转让人没有取得房地产权属证书或者相关批准文件仍然购买商品房的，应当承担相应不利的民事法律后果。”
　　（二）在未取得商品房预售许可证的情况下签订商品房认购书的合同效力存在不确定的情况
基本上有以下两种观点：
1、在未取得商品房预售许可证的情况下，双方签订的认购书违反法律的强制性规定而无效，开发商须返还定金。
该观点的法律依据是：
1）《中华人民共和国城市房地产管理法》第四十五条规定，商品房预售，应当符合下列条件： （一）已交付全部土地使用权出让金，取得土地使用权证书； （二）持有建设工程规划许可证；（三）按提供预售的商品房计算，投入开发建设的资金达到工程建设总投资的百分之二十五以上，并已经确定施工进度和竣工交付日期；（四）向县级以上人民政府房产管理部门办理预售登记，取得商品房预售许可证明。
2）《中华人民共和国城市房地产管理法》第三十八条：下列房地产，不得转让： （一）以出让方式取得土地使用权的，不符合本法第三十九条规定的条件的；（二）司法机关和行政机关依法裁定、决定查封或者以其他形式限制房地产权利的；（三）依法收回土地使用权的；（四）共有房地产，未经其他共有人书面同意的；（五）权属有争议的；（六）未依法登记领取权属证书的；（七）法律、行政法规规定禁止转让的其他情形。”。
　　第三十九条：“以出让方式取得土地使用权的，转让房地产时，应当符合下列条件： （一）按照出让合同约定已经支付全部土地使用权出让金，并取得土地使用权证书；（二）按照出让合同约定进行投资开发，属于房屋建设工程的，完成开发投资总额的百分之二十五以上，属于成片开发土地的，形成工业用地或者其他建设用地条件。转让房地产时房屋已经建成的，还应当持有房屋所有权证书。”
此观点认为上述法律规定属于法律的强制性规定，按照《中华人民共和国合同法》第五十二条规定：“有下列情形之一的，合同无效：……（五）违反法律、行政法规的强制性规定。”
持该观点的还用其他相关的部门规章规定证明，上述法律规定的本意是强制性规定。