本論文的研究動機起源於目前都會區居高不下的房價,政府為此採取了許多措施欲打壓房價,例如調高都會區出售房屋的財產交易所得標準或是課徵奢侈稅,因為交易價值難以確定,故又推出課以買受人、不動產經紀人與地政士向地政事務所實價登錄之義務,卻未思考解凍民法第166條之1的規定,藉由不動產交易的強制公證,達到揭露真實交易價格的目的。究竟目前我國是否適宜施行強制公證,或是施行前是否應先具有各項配套措施,乃是本文主要研究目的。 本文第貳章首先敘述德國、法國、瑞典、英國、美國之不動產交易程序,並與我國的程序比較,進而說明公證在拉丁公證國家不動產交易程序中所佔之地位與重要性;第叁章則介紹拉丁公證、普通公證與我國公證制度,並對三者進行詳細的比較;第四章主要探討不動產交易強制公證的必要性與妥當性。除了從理論與實證兩方面進行分析說明外,也引用兩篇外國文獻的經濟分析結論,透過比較得出更精確的分析方法。第五章就我國民法第166條之1的規定進行分析,並闡述該條施行後公證人所負擔之責任義務與消費者受到之保護;最後結論部分得出該條文得否解凍,應視我國目前的公證制度是否確實能夠兼俱警示、證據與諮詢之功能,達到預定保障私權、避免糾紛發生的目標。因此提出八大具體建議,期望對於政策主導機關能有一些參考的價值,並生投石問路之效。
The research motive of this dissertation came from the sky high real estate prices in the metropolitan areas in Taiwan. The government has tried to present some solutions in attempt to solve the problem. One of these solutions is to burden the buyers, real-estate agencies, and scriveners with selling price register obligations at the Land Registry. The government, however, never thought to execute Civil Law article166-1, applying notarization in the procedure of real estate transaction to disclose the real price in the market. Is it a good time to apply the notarization in the procedure of real estate transaction? What are the feasibilities of executing the provisions of the law? This dissertation attempts to find the answer. Chapter two of this dissertation will first describe the procedures of real estate transaction in Germany, France, Sweden, the U.K. and the U.S.A, in comparison to the regulations of Taiwan, and emphasizing the importance of the notary in Europe. Chapter three introduces the different notarial systems in the world, a comparison among Latin notary, notary public in common law, and notary in Taiwan. Chapter four discusses the essentiality on compulsory notarization in the procedure of real estate transaction. Through economic analysis in the theory and statistics, we found more precise methods to obtain the answers. Chapter five explains the provision of Civil Law article166-1, notary obligation, and consumer protection. The last chapter analyzes the feasibility to execute compulsory notarization in real estate transaction; the conclusion depending on whether our notarial system will bring these functions of warning, keeping evidence, and consultant etc., thus addresses some proposes for reference.