【正文】 》等普通法之間的關(guān)系；二是不同層級(jí)問(wèn)的立法應(yīng)當(dāng)和諧一致，低層級(jí)的立法不得與高層級(jí)的立法沖突；三是各個(gè)地方的立法或規(guī)范性文件應(yīng)當(dāng)符合法制統(tǒng)一的原則，不得各行其是。 建立嚴(yán)格統(tǒng)一的市場(chǎng)準(zhǔn)入制度首先，在立法上統(tǒng)一明確房地產(chǎn)中介機(jī)構(gòu)的準(zhǔn)入條件和級(jí)別劃分。要明確規(guī)定成立房地產(chǎn)中介機(jī)構(gòu)應(yīng)當(dāng)具備的具體條件，如注冊(cè)資金、專業(yè)人員、場(chǎng)地要求等，并建議比照房地產(chǎn)開發(fā)企業(yè)級(jí)別劃分的方式，實(shí)行房地產(chǎn)中介機(jī)構(gòu)級(jí)別劃分制度，同時(shí)明確規(guī)定房地產(chǎn)中介機(jī)構(gòu)達(dá)到相應(yīng)資質(zhì)級(jí)別所應(yīng)具備的條件。目前，有的地方立法已經(jīng)先行一步，如(廣州市房地產(chǎn)中介服務(wù)管理?xiàng)l例)對(duì)中介機(jī)構(gòu)設(shè)立的資金要求有較為嚴(yán)格的規(guī)定。同時(shí)，《廣州市房地產(chǎn)中介服務(wù)管理辦法》從企業(yè)的注冊(cè)資金數(shù)量、企業(yè)規(guī)模、人員素質(zhì)、經(jīng)營(yíng)業(yè)績(jī)、誠(chéng)信經(jīng)營(yíng)度、用戶滿意度等方面對(duì)房地產(chǎn)中介機(jī)構(gòu)進(jìn)行資質(zhì)等級(jí)劃分，并根據(jù)資質(zhì)等級(jí)確定業(yè)務(wù)經(jīng)營(yíng)范圍。其次，必須在立法上統(tǒng)一房地產(chǎn)從業(yè)人員的執(zhí)業(yè)條件。要區(qū)分房地產(chǎn)經(jīng)紀(jì)人、經(jīng)紀(jì)人協(xié)理，分別規(guī)定明確具體的執(zhí)業(yè)條件，如學(xué)歷要求、執(zhí)業(yè)經(jīng)驗(yàn)、職業(yè)操守等，明確規(guī)定房地產(chǎn)經(jīng)紀(jì)人與經(jīng)紀(jì)人協(xié)理的執(zhí)業(yè)界限和違規(guī)后的制裁措施等。同時(shí)，還要對(duì)不符合從事房地產(chǎn)中介活動(dòng)的各種執(zhí)業(yè)限制情形做出嚴(yán)格而明確的規(guī)定。最后，建議在立法上建立房地產(chǎn)中介機(jī)構(gòu)資質(zhì)審查前置制度。在程序上，要求中介機(jī)構(gòu)在進(jìn)行工商登記之前，應(yīng)當(dāng)先經(jīng)房地產(chǎn)行政管理部門進(jìn)行資質(zhì)條件的審查，以形成一個(gè)有效的房地產(chǎn)市場(chǎng)監(jiān)管體系。建議對(duì)《城市房地產(chǎn)管理法》、《經(jīng)紀(jì)人管理辦法》和《規(guī)定》相關(guān)內(nèi)容進(jìn)行必要的修訂。74 結(jié)論與展望房地產(chǎn)行業(yè)發(fā)展如日中天，房地產(chǎn)中介機(jī)構(gòu)所起的推動(dòng)和媒介作用不言而喻。房產(chǎn)中介的規(guī)范發(fā)展關(guān)系到廣大人民群眾的切身利益，關(guān)系到社會(huì)的和諧穩(wěn)定。本文對(duì)房地產(chǎn)中介機(jī)構(gòu)發(fā)展的各方面問(wèn)題進(jìn)行歸納總結(jié)并適當(dāng)展開分析，舉例。同時(shí)對(duì)這些問(wèn)題提出自己的想法和建議，力求房地產(chǎn)中介機(jī)構(gòu)的發(fā)展更加科學(xué)，規(guī)范。，如此，也可推動(dòng)房地產(chǎn)行業(yè)更好，更快的發(fā)展，達(dá)到維護(hù)社會(huì)公平，促進(jìn)社會(huì)和諧的目的。 當(dāng)然，因理論水平有限，加上準(zhǔn)備不足，本文只是粗淺地對(duì)房產(chǎn)中介行為規(guī)范進(jìn)行調(diào)查研究，還有許多尚需改進(jìn)的地方，本人也會(huì)在以后的學(xué)習(xí)生活中多關(guān)注一些，不斷加以完善。同時(shí)，我更希望有更多的專家和學(xué)者來(lái)關(guān)注房產(chǎn)中介機(jī)構(gòu)的發(fā)展，大家共同為和諧社會(huì)建設(shè)添磚加瓦。參 考 文 獻(xiàn)[1]廖俊平，徐斌． 強(qiáng)化房地產(chǎn)經(jīng)紀(jì)行業(yè)管理的一些思考．中國(guó)房地產(chǎn)，2003，(2)[2]范富強(qiáng)．房地產(chǎn)中介服務(wù)業(yè)存在的問(wèn)題和改進(jìn)建議[J]．福建建筑，2007，7．[3]李莜，方晶．房地產(chǎn)中介市場(chǎng)的規(guī)范與管理[J】．法制與社會(huì)，2007，6．[4]侯玲玲．簡(jiǎn)析中國(guó)房地產(chǎn)中介服務(wù)市場(chǎng)存在的問(wèn)題[J]．時(shí)代財(cái)貿(mào)，2007，11．[5] 吳翔華，房地產(chǎn)中介概論[M]．化學(xué)工業(yè)出版社，2006[6] 董藩，王家庭．房地產(chǎn)金融【M]．東北財(cái)經(jīng)大學(xué)出版社，2004[7]黃萍．規(guī)范房地產(chǎn)經(jīng)紀(jì)行為的法律思考—— 以房地產(chǎn)經(jīng)紀(jì)業(yè)中的法律關(guān)系為線索．商場(chǎng)現(xiàn)代化．2005．13[8]中國(guó)房地產(chǎn)估價(jià)師學(xué)會(huì)．房地產(chǎn)基本制度與政策，北京：中國(guó)建筑工業(yè)出版社，2003[9]中國(guó)房地產(chǎn)估價(jià)師學(xué)會(huì)，房地產(chǎn)經(jīng)紀(jì)概論北京：中國(guó)建筑工業(yè)出版社，2003[10]中國(guó)房地產(chǎn)估價(jià)師學(xué)會(huì)．房地產(chǎn)經(jīng)紀(jì)實(shí)務(wù)．北京：中國(guó)建筑工業(yè)出版社，2003[11]張四海．論房地產(chǎn)中介營(yíng)銷定位[J]、企業(yè)家天地，2005(9)[12]高波．現(xiàn)代房地產(chǎn)經(jīng)濟(jì)學(xué)導(dǎo)論[M】．南京：南京大學(xué)出版社，2007.[13] 張奕．上海市房地產(chǎn)中介服務(wù)機(jī)構(gòu)發(fā)展初探[J]．載：中國(guó)房地產(chǎn)金融．2002(12)．[14] 陳末．北京規(guī)范房地產(chǎn)經(jīng)紀(jì)中介市場(chǎng)[J]．載：經(jīng)紀(jì)人，2001(5)．英文摘要A Study on Shaping the Agency Maneuvers of Chinese Real Estate MarketXue Lizhi(College of Management Science, Anhui Agricultural University, Hefei 230036)Abstract: Recent years, our nation’s real estate market has found its growing popularity among more and more people. The unprecedented prosperity triggers a boom in real estate agency services, which have sprung up one after anther. The good news is those agency services have been exerting a sound influence on real estate market, as well as the development of the related industries。 but badly, the lessdeveloped market has also caused many problems , due to the inplete legal system of our nation. This paper begins from the introduction of the definition and current development of agency services. And then it extends the theme by analyzing the existed weaknesses and illegal maneuvers of the current market, which were exemplified by several cases. In order to solve these problems, here I would like to research some causes in the development of the real estate market.. Therefore, the paper puts more concentration to the approaches that are helpful to promote the legislation at the end. Key words: real estate market, agency services, illegal maneuvers, legislation, shapeA Study on Shaping the Agency Manoeuvres of Chinese Real Estate MarketXue Lizhi(College of Management Science,Anhui Agricultural University, Hefei 230036)Abstract: Recent years, our nation’s real estate market has found its growing popularity among more and more people. The unprecedenedted prosperity triggers a boom in real estate agency services, which have spung up one after anther. The good news is those agency services have been exerting a sound influence on real estate market, as well as the development of the related industries。 but badly, the lessdeveloped market has also caused many problems , due to the inplete legal system of our nation. This paper begins from the introduction of the definition and current development of agency services. And then it extends the theme by analying the existed weaknesses and illegal manoeuvres of the current market, which were examplified by several cases. In order to solve these problems, here I would like to offer some suggestions to shape the development of the real estate market. China is a socialist nation, with all affairs must be under the control of laws. As far as I am concerned, I believe the issue cannot be radically resolved without a plete legal system and unyielding enforcement, as well as people’s awareness of observing the law. Therefore, the paper puts more concentration to the approaches that are helpful to promote the legislation at the end. Key words: real estate market, agency services, illegal manoeuvres,legislation,shape致 謝感謝王佳麗老師，她孜孜不倦的治學(xué)精神、淵博的學(xué)識(shí)是我終身學(xué)習(xí)的榜樣。特別是論文的撰寫階段，從課題設(shè)計(jì)、數(shù)據(jù)分析到論文撰寫及修改，每一步都凝聚了孫老師無(wú)數(shù)的心血和汗水。 另外，我還要感謝大學(xué)學(xué)習(xí)中兢兢業(yè)業(yè)進(jìn)行教學(xué)、認(rèn)真栽培我們學(xué)生的老師們，感謝四年歲月間朝夕相處、相互幫助的同學(xué)們，感謝在家鄉(xiāng)時(shí)刻記掛著我、默默支持著我的家人們，是你們的栽培和幫助使得我順利完成大學(xué)學(xué)業(yè)。謝謝你們！今后的日子里，我會(huì)繼續(xù)努力，不會(huì)讓你們失望。來(lái)到安徽農(nóng)業(yè)大學(xué)是一種幸運(yùn)，祝愿安農(nóng)的明天更加美好！ 薛禮智 2010年5月16日