جایگاه قرارداد مشارکت در ساخت در نظام حقوقی ایران و تأثیر آن بر تعهدات طرفین در برابر خریداران ثالث
محورهای موضوعی : حقوق مدنینرجس خان والی 1 , سید علی جبار گلباغی ماسوله 2
1 - دانشجوکارشناس ارشد حقوق خصوصی، گروه حقوق، موسسه آموزش عالی احرار، رشت، ایران.
2 - استادیار گروه فقه و حقوق، دانشکده علوم انسانی، واحد لاهیجان، دانشگاه آزاد اسلامی، لاهیجان، ایران.
کلید واژه: قرارداد مشارکت در ساخت, خریدار ثالث, نسبی بودن قراردادها, قانون الزام به ثبت رسمی معاملات, مسئولیت تضامنی.,
چکیده مقاله :
قرارداد مشارکت در ساخت علیرغم رواج گسترده در پروژههای عمرانی ایران، از نظر ماهیت حقوقی در میان عقود معین و نامعین همچنان مبهم است. این ابهام هنگامی تشدید میشود که سازنده بخشی از واحدها را به خریداران ثالث پیشفروش میکند و متعاقباً قرارداد اصلی مشارکت با اختلال مواجه میگردد. در این پژوهش که به روش کتابخانهای و تحلیلی انجام شده، دو سؤال اساسی دنبال میشود: نخست آنکه آیا ماهیت قرارداد مشارکت به خودی خود تعهدی برای مالک در برابر خریداران ثالث ایجاد میکند یا خیر؟ فرضیه مقاله بر آن است که اصل نسبی بودن قراردادها حاکم بوده و مسئولیت اولیه متوجه سازنده است، مگر آنکه شرط وکالت یا نایبی ضمن عقد احراز گردد. دوم آنکه قانون الزام به ثبت رسمی معاملات اموال غیرمنقول چه تأثیری بر این تعهدات دارد؟ یافتهها نشان میدهد این قانون گرچه امنیت ثبتی را افزایش داده، در ماهیت روابط سهوجهی تحول اساسی ایجاد نکرده و کماکان نیاز به اصلاح قانون پیشفروش ساختمان و شفافسازی مسئولیت تضامنی مالک و سازنده احساس میشود.
Despite its widespread prevalence in Iran's construction projects, the legal nature of construction partnership contracts remains ambiguous within the classification of nominate and innominate contracts. This ambiguity intensifies when the developer pre-sells a portion of the units to third-party purchasers and subsequently the underlying partnership contract is disrupted. Using a descriptive-analytical and desk research methodology, this study pursues two fundamental questions: First, does the intrinsic nature of the construction partnership contract create any direct obligation for the landowner toward third-party purchasers? The working hypothesis posits that the doctrine of privity of contract governs and primary liability rests with the developer, unless an agency or representative clause within the contract is established. Second, what impact does the Law on Mandatory Official Registration of Real Estate Transactions have on these obligations? The findings indicate that while this law enhances registration certainty, it does not fundamentally alter the nature of these tripartite relations; therefore, the necessity to reform the Building Pre-Sale Law and clarify the joint and several liability of the landowner and developer remains imperative.
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