律師承辦拆遷法律業(yè)務(wù)操作指引(中英文)

精品文檔精心整理精品文檔可編輯精品文檔律師承辦拆遷法律業(yè)務(wù)操作指引(中英文)目錄：1、律師承辦拆遷法律業(yè)務(wù)操作指引(中英文)2、律師承辦拆遷法律業(yè)務(wù)操作指引（全案）附件二：中華全國律師協(xié)會律師承辦拆遷法律業(yè)務(wù)操作指引（六屆全國律協(xié)七次常務(wù)理事會審議通過）目錄總則房屋拆遷前期準(zhǔn)備中的律師實務(wù)第一節(jié)一般規(guī)定第二節(jié)律師代理拆遷人、拆遷單位在房屋拆遷前期準(zhǔn)備階段的工作第三節(jié)律師代理被拆遷人、房屋承租人在房屋拆遷前期準(zhǔn)備階段的工作房屋拆遷評估中的律師實務(wù)第一節(jié)一般規(guī)定第二節(jié)拆遷估價機(jī)構(gòu)的確定第三節(jié)拆遷估價過程中律師法律業(yè)務(wù)的工作內(nèi)容城市房屋拆遷補(bǔ)償與安置中的律師實務(wù)第一節(jié)一般規(guī)定第二節(jié)拆遷補(bǔ)償安置協(xié)議第三節(jié)被拆遷房屋面積的確定第四節(jié)被拆遷房屋安置標(biāo)準(zhǔn)第五節(jié)特殊對象的補(bǔ)償與安置第六節(jié)貨幣補(bǔ)償款的分配房屋拆遷行政裁決過程中的律師實務(wù)第一節(jié)一般規(guī)定第二節(jié)裁決申請與受理階段第三節(jié)裁決審理階段第四節(jié)行政強(qiáng)制執(zhí)行階段農(nóng)村房屋拆遷中的律師實務(wù)第一節(jié)一般規(guī)定第二節(jié)集體土地的征收征用及補(bǔ)償?shù)谌?jié)農(nóng)村房屋拆遷補(bǔ)償安置第四節(jié)農(nóng)村房屋拆遷評估行政復(fù)議與訴訟的律師實務(wù)第一節(jié)一般規(guī)定第二節(jié)拆遷行政復(fù)議第三節(jié)拆遷訴訟第四節(jié)律師在拆遷訴訟中的舉證附則第一章總則1.制訂目的為提高律師承辦房屋拆遷業(yè)務(wù)的服務(wù)水平，指導(dǎo)律師辦理與房屋拆遷相關(guān)的訴訟和非訴訟業(yè)務(wù)，依據(jù)《中華人民共和國物權(quán)法》《中華人民共和國土地管理法》等法律、法規(guī)、規(guī)章和最高人民法院相關(guān)司法解釋，結(jié)合拆遷業(yè)務(wù)操作流程和經(jīng)驗，制定本指引。本指引供律師在辦理拆遷法律服務(wù)業(yè)務(wù)中參考和借鑒，并非強(qiáng)制性規(guī)定。1.Formulatedforthepurposeofimprovinghousingdemolitioncontractorslawyersbusinessservices,guidanceandcounselfordemolitionofhousing-relatedlitigationandnon-litigationbusiness,accordingto"People'sRepublicofChinaPropertyLaw"and"People'sRepublicofChinaLandManagementLaw"andotherlawsandregulations,RegulationsandrelevantjudicialinterpretationsoftheSupremePeople'sCourt,withthedemolitionprocessandoperationalexperience,toenacttheguidelines.Theguidelinesforlawyersinlegalservicesforthedemolitionofreferenceanddrawon,notmandatoryrequirements.2.概念界定2.1城市房屋拆遷，是指經(jīng)依法許可，拆遷人對城市規(guī)劃區(qū)內(nèi)國有土地上的房屋所有者或使用者給予補(bǔ)償安置的前提下予以遷出，對房屋及附屬物進(jìn)行拆除的法律行為。2.2農(nóng)村房屋拆遷，是指經(jīng)依法許可，拆遷人對城市規(guī)劃區(qū)外農(nóng)民集體所有土地上的房屋所有者或使用者給予補(bǔ)償安置的前提下予以遷出，對房屋及附屬物進(jìn)行拆除的法律行為。2.3拆遷人，是指依法取得房屋拆遷許可證的單位。2.4拆遷單位：取得依法拆遷資質(zhì)的房屋拆遷企業(yè)。2.5被拆遷人，是指被拆除房屋的所有人和使用人。2.6房屋承租人，是指與被拆遷人具有合法租賃關(guān)系的單位和個人。2.7違章建筑，是指依法應(yīng)予以無償拆除的違法建筑物。3.律師辦理拆遷法律業(yè)務(wù)的基本原則拆遷關(guān)系到社會穩(wěn)定和廣大被拆遷人的切身利益，律師辦理拆遷法律業(yè)務(wù)應(yīng)遵循如下原則：3.1忠誠負(fù)責(zé)原則。律師辦理拆遷法律業(yè)務(wù)，應(yīng)不受任何單位及其他組織和個人的非法干涉，依法維護(hù)國家法律的正確實施和委托人的合法權(quán)益。3.2專業(yè)精湛原則。律師辦理拆遷法律業(yè)務(wù)，應(yīng)掌握拆遷專業(yè)知識和業(yè)務(wù)操作的相應(yīng)能力和水平，以扎實的專業(yè)知識和技能為委托人提供優(yōu)質(zhì)的法律服務(wù)。3.3勤勉敬業(yè)原則。律師辦理拆遷法律業(yè)務(wù)，應(yīng)勤于學(xué)習(xí)、勤于思考，恪盡職守，根據(jù)委托人的要求，在與委托人約定的期限內(nèi)完成各項受托法律業(yè)務(wù)。3.4支持合理補(bǔ)償原則。律師辦理拆遷法律業(yè)務(wù)，應(yīng)當(dāng)支持被拆遷人的合理補(bǔ)償要求，其合理補(bǔ)償?shù)牡拙€是：被拆遷人原有居住水平不因拆遷而降低。4.律師辦理拆遷法律業(yè)務(wù)的前提和要求4.1律師辦理拆遷法律業(yè)務(wù)，應(yīng)在核實委托人的主體資格并充分了解受托事項的具體情況后，與委托人制作談話筆錄，分析利弊，告知法律風(fēng)險。4.2律師須與委托人簽訂委托協(xié)議，在取得委托人的合法授權(quán)后，在受托權(quán)限內(nèi)依法履行職責(zé)，不得損害委托人的合法權(quán)益。4.3律師辦理拆遷法律業(yè)務(wù)，應(yīng)把有利于社會穩(wěn)定作為自己的社會責(zé)任，把維護(hù)被拆遷人的合法權(quán)益、促進(jìn)矛盾化解、構(gòu)建和諧社會作為辦理拆遷法律業(yè)務(wù)的工作要求。4.4律師在辦理拆遷法律業(yè)務(wù)中應(yīng)保守所知悉的國家秘密、委托人的商業(yè)秘密和個人隱私。5.本操作指引的業(yè)務(wù)適用范圍本操作指引適用于律師代理與拆遷相關(guān)的訴訟和非訴訟法律業(yè)務(wù)。主要適用于律師在提供拆遷法律咨詢、受托調(diào)查、起草并修改拆遷計劃與方案、起草并修改各類法律文書、出具專項法律意見書、培訓(xùn)拆遷管理與實施人員、代理政府、拆遷人、拆遷單位、被拆遷人、房屋承租人、房屋同住人、房屋使用人參與拆遷評估活動、參與聽證及談判活動、參與行政裁決活動、參與強(qiáng)制拆遷活動、參與行政復(fù)議活動、參與仲裁活動、參與訴訟活動等法律服務(wù)。涉及軍事設(shè)施、教堂、寺廟、文物古跡以及外國駐華使（領(lǐng)）館房屋的拆遷法律服務(wù)不適用本操作指引。2.2.1definetheconceptofurbanhousingdemolition,isthatthelawpermits,thedemolitionofurbanpeopleoftheareaofhousingonstatelandownersorusersresettlementcompensationunderthepremisebemovedoutofhousingandtodismantletheappendageLegalacts.2.2demolitionofhousinginruralareas,ispermittedbylaw,thedemolitionofurbanplanningwereoutsideallthecollectivefarmersonthelandownersorusersofhousingresettlementcompensationunderthepremisebemovedoutofhousingandappendagetotheremovaloflegalacts.2.2.1definetheconceptofurbanhousingdemolition,isthatthelawpermits,thedemolitionofurbanpeopleoftheareaofhousingonstatelandownersorusersresettlementcompensationunderthepremisebemovedoutofhousingandtodismantletheappendageLegalacts.2.2demolitionofhousinginruralareas,ispermittedbylaw,thedemolitionofurbanplanningwereoutsideallthecollectivefarmersonthelandownersorusersofhousingresettlementcompensationunderthepremisebemovedoutofhousingandappendagetotheremovaloflegalacts.2.3demolition,ismadeinaccordancewiththelawpermitsthedemolitionofhousingunits.2.4demolitionofflatsQualificationmadeinaccordancewiththelawdemolitionofhousingdemolitionbusiness.2.5wasthedemolition,referstothedemolitionofhousesanduseofallpeople.2.6Housinglessee,isthatpeoplewiththedemolitionofalegalrelationshipbetweentherentalunitsandindividuals.270illegalconstructionisthatthelawshouldberemovedfreeofillegalbuildings.3.Demolitionoflegalserviceslawyersforthedemolitionofthebasicprinciplesrelatedtosocialstabilityandthevastmajorityofthedemolitionofthevitalinterests,legalcounselforthedemolitionbusinessshouldfollowthefollowingprinciples:3.1responsiblefortheprincipleofloyalty.Legalcounselforthedemolitionbusiness,shouldbefreefromanyunitsandotherorganizationsandindividualsintheunlawfulinterference,safeguardthecorrectimplementationofnationallawsandthelegitimaterightsandinterestsofclients.3.2superbprofessionalprinciples.Legalcounselforthedemolitionbusiness,thedemolitionshouldhavetheexpertiseandoperationalcapacityandthecorrespondingleveltoasolidprofessionalknowledgeandskillsfortheclienttoprovidequalitylegalservices.3.3diligencededicatedprinciple.Legalcounselforthedemolitionbusiness,shouldbediligentinlearning,thinkinghard,fulfilltheirduties,inaccordancewiththerequirementsofclients,inagreementwiththeclientwithintheperiodentrustedwiththecompletionofthelegalbusiness.3.4supporttheprincipleofreasonablecompensation.Legalcounselforthedemolitionbusiness,thedemolitionshouldbesupportedbythereasonablecompensationrequest,reasonablecompensationforitsbottomlineisthis:thedemolitionoftheoriginallivingstandardsofpeoplebecauseofthedemolitionandlower.4.Barristersinthedemolitionbusinesslawandrequirementsofthepremiseof4.1legalcounselforthedemolitionbusiness,clientsshouldverifythequalificationsandthemainbodyentrustedwiththefullunderstandingofthespecificsituation,withtheclient'sproductionnotes,analysisoftheprosandconstoinformthelegalrisk.4.2lawyersandclientsmustbesignedbytheagreement,inaclient'slawfulauthority,theauthorityentrustedtoperformtheirdutiesinaccordancewiththelaw,withoutprejudicetothelegitimaterightsandinterestsofclients.4.3legalcounselforthedemolitionbusiness,shouldbeconducivetosocialstabilityastheirownsocialresponsibility,toupholdthedemolitionofthelegitimaterightsandinterests,andpromoteconflictresolutionandbuildingaharmonioussocietyasalegalbusinessforthedemolitionworkrequirements.4.4forthedemolitionoflawyersinlegalbusinessshouldbeawareoftheconservativestatesecrets,commercialsecretsandclientprivacy.5.Guidelinesontheoperationofthebusinessscopeoftheoperationguidelinesapplicabletocounselanddemolition-relatedlitigationandnon-litigationlegalservices.Mainlyapplicabletolawyersinprovidinglegaladvicedemolition,entrustedwiththeinvestigation,draftingandrevisingthedemolitionplansandprogrammes,thedraftingandamendingvariouslegalinstruments,issuedbythespeciallegalsubmissions,trainingmanagementandimplementationofthedemolition,theGovernmentAgent,demolition,thedemolitionunit,Demolition,housingtenant,livinghousing,housingdemolitionoftheuseofpeopleinvolvedinassessmentactivities,toparticipateinhearingsandnegotiations,thedecisiontoparticipateinactivities,toparticipateinmandatorydemolitionactivities,toparticipateinthereviewactivities,toparticipateinarbitrationActivities,toparticipateinactivitiessuchaslitigationlegalservices.Involvemilitaryfacilities,churches,templesandculturalrelicsinChinaandforeigncountries(from)thedemolitionoftheMuseumoflegalservicesarenotapplicabletooperatingguidelines.第二章房屋拆遷前期準(zhǔn)備中的律師實務(wù)第一節(jié)一般規(guī)定本章所稱前期準(zhǔn)備階段是指截至房屋拆遷許可證公告之日前的階段。1．房屋拆遷的前提條件國家法律規(guī)定，凡需要拆遷房屋的建設(shè)單位應(yīng)當(dāng)向擬拆遷房屋所在地的縣、市拆遷主管行政機(jī)關(guān)提出申請，取得行政許可后，方可實施拆遷房屋。其中在城市拆遷許可的形式為《房屋拆遷許可證》，農(nóng)村為拆遷許可證或征收批準(zhǔn)文件。2．概念界定2.1搬遷期限，是指被拆遷人和拆遷人在拆遷補(bǔ)償安置協(xié)議中約定或者行政裁決中規(guī)定的被拆遷人騰出房屋完成搬遷事宜的期限。2.2拆遷期限，是指拆遷許可證設(shè)立的實施拆遷活動的期限。Thepreparatoryphaseofthischapterisallegedthatthedemolitionpermitasofthedateofthenoticeperiod.1.Housingdemolitionoftheprerequisitesfornationallegislation,wheretheneedfordemolitionofhousingconstructionunitstotheproposeddemolitionofhousingshouldbetheseatofthecounty,citydemolitionchargeoftheexecutiveauthoritiestoapplytotheadministrativelicensing,beforethedemolitionofhousing.Inthecitydemolitionpermitintheformof"housedemolitionpermit,"therurallevyforthedemolitionpermitorapprovalofdocuments.2.2.1definetheconceptoftherelocationperiod,meansthedemolitionandrelocationinthedemolitionofresettlementcompensationagreementoragreementssetforthinthejudgementwerevacatedbydemolitionofhousingcompletedrelocationoftheperiod.2.2demolitiondeadline,isthedemolitionpermittheestablishmentoftheimplementationofdemolitionactivitiesintheperiod.第二節(jié)律師代理拆遷人、拆遷單位在房屋拆遷前期準(zhǔn)備階段的工作1.律師代理拆遷人、拆遷單位在房屋拆遷前期準(zhǔn)備階段的工作：1.1核實擬拆遷地段的土地性質(zhì)，以確定是適用城市還是農(nóng)村房屋拆遷的程序。1.2核實拆遷人、拆遷單位的主體資格與資質(zhì)，核實拆遷工作人員的上崗證并核實拆遷人與拆遷單位簽訂的拆遷委托合同。1.3核實拆遷人是否已合法取得國有土地使用權(quán)或土地征收征用批準(zhǔn)文件且是否依法公示。1.4核實拆遷人是否已合法取得建設(shè)項目批準(zhǔn)文件且是否依法公示。1.5核實拆遷人是否已合法取得建設(shè)用地規(guī)劃許可證且是否依法公示。1.6調(diào)查被拆遷人的基本情況（拆遷的四至范圍、房屋類型、面積、戶數(shù)、人口、老弱病殘?zhí)厥鈱ο蟮龋?.7核實在規(guī)劃管理部門核發(fā)建設(shè)用地規(guī)劃許可證、確定拆遷范圍后，拆遷范圍內(nèi)的單位和個人有無進(jìn)行下列活動：1.7.1新建、改建和擴(kuò)建房屋及其附屬物；1.7.2改變房屋和土地用途；1.7.3建立新的房屋租賃關(guān)系；1.7.4分列房屋租賃戶名。1.8參與制定拆遷方案的聽證會，發(fā)表律師意見。1.9核實拆遷計劃與拆遷方案的合法性、完整性、可行性，拆遷方案應(yīng)載明如下事項：1.9.1拆遷四至范圍；1.9.2拆遷房屋總建筑面積（分別列出居住房屋與非居住房屋的具體數(shù)量及公房、私房、宗教產(chǎn)和代管產(chǎn)的具體數(shù)量）；1.9.3拆遷戶數(shù)；1.9.4拆遷期限；1.9.5拆遷范圍分期實施拆遷的情況；1.9.6拆遷補(bǔ)償安置資金總額的預(yù)算；1.9.7申請拆遷許可證時首期補(bǔ)償安置資金到位數(shù)額、產(chǎn)權(quán)調(diào)換房屋的面積量與價值量，及后續(xù)資金分期到位計劃；1.9.8實施拆遷的方式；1.9.9拆遷計劃是否已經(jīng)列入本地經(jīng)濟(jì)發(fā)展計劃和本?。ㄊ校┑牟疬w計劃。1.9.10核實拆遷人是否有足額的拆遷補(bǔ)償安置資金專用存款賬戶，前述存款金額不得低于省市政府規(guī)定的補(bǔ)償安置資金總額的比例。該存款金額與安置用房價值之和不足補(bǔ)償安置資金總額的，建設(shè)單位應(yīng)當(dāng)在拆遷方案中明確資金分期到位的時間。1.9.11核實用于產(chǎn)權(quán)調(diào)換房源的產(chǎn)權(quán)是否清晰、無權(quán)利負(fù)擔(dān)。1.9.12核實用于產(chǎn)權(quán)調(diào)換房源的數(shù)量是否達(dá)到拆遷范圍被拆遷人總戶數(shù)的70%，用于產(chǎn)權(quán)調(diào)換房源是否符合國家質(zhì)量安全標(biāo)準(zhǔn)及是否達(dá)到當(dāng)?shù)毓步ㄖO(shè)施配套要求。2．律師代理拆遷人、拆遷單位在城市房屋拆遷前期準(zhǔn)備階段應(yīng)當(dāng)謹(jǐn)慎注意的問題：2.1律師應(yīng)提示委托人，拆遷主管行政機(jī)關(guān)不得作為拆遷人，也不得接受委托實施拆遷。2.2律師應(yīng)提示委托人，不得采用恐嚇、脅迫以及停水、停電、停止供氣、供熱等非法手段實施拆遷。2.3律師應(yīng)提示委托人，須按照房屋拆遷許可證確定的拆遷范圍實施拆遷，不得擅自擴(kuò)大或者縮小。確需擴(kuò)大或者縮小拆遷范圍的，應(yīng)當(dāng)按規(guī)定辦理規(guī)劃、土地批準(zhǔn)手續(xù)，并向頒發(fā)該拆遷許可證的拆遷主管行政機(jī)關(guān)申請變更拆遷范圍。2.4律師須提示委托人，要在拆遷期限內(nèi)完成拆遷。確需延長拆遷期限的，應(yīng)當(dāng)在拆遷期限屆滿日的15日前，向拆遷主管行政機(jī)關(guān)提出延期拆遷申請，區(qū)、縣房地局應(yīng)當(dāng)在收到延期拆遷申請之日起10日內(nèi)給予答復(fù)。2.5律師應(yīng)提示委托人建設(shè)項目若在拆遷期限內(nèi)發(fā)生轉(zhuǎn)讓，應(yīng)當(dāng)經(jīng)拆遷主管行政機(jī)關(guān)同意后，辦理房屋拆遷許可證變更手續(xù)；拆遷主管行政機(jī)關(guān)應(yīng)當(dāng)將變更后的房屋拆遷許可證的相關(guān)內(nèi)容予以公告。建設(shè)項目轉(zhuǎn)讓人尚未將拆遷補(bǔ)償安置協(xié)議或者裁決載明的有關(guān)權(quán)利、義務(wù)履行完畢的，由受讓人繼續(xù)履行；項目轉(zhuǎn)讓人與受讓人應(yīng)當(dāng)書面通知被拆遷人、房屋承租人，并自轉(zhuǎn)讓合同簽訂之日起30日內(nèi)予以公告。2.6律師應(yīng)提示委托人，拆遷補(bǔ)償安置方案要符合黨的方針政策和國家法律規(guī)定的及本地的實際情況。如存在可能嚴(yán)重侵害被拆遷人合法權(quán)益的情況，經(jīng)提示，委托人拒絕調(diào)整的，律師應(yīng)解除委托。1.Counseldemolition,demolitionofhousingunitsinthepreparatoryphaseofthedemolitionwork:1.1toverifythenatureofthedemolitionofthelandlotstodeterminetheapplicationofurbanandruralhousingdemolitionprocess.1.2verifythedemolition,thedemolitionofthemainunitandaptitudefor,thedemolitionworktoverifytheappointmentcardandverifythedemolitionandthedemolitionofunitssignedbythedemolitioncontract.1.3verifywhetherthedemolitionhadbeenlawfullyobtainedtherighttousestate-ownedlandoronlandrequisitiondocumentsofratificationinaccordancewiththelawandwhetherthepublicity.1.4verifywhetherthedemolitionofthebuildingprojecthasbeenlawfullyobtainedtheapprovaldocumentinaccordancewiththelawandwhetherthepublicity。1.5verifywhetherthedemolitionhadbeenlegallyacquiredlandforbuildingandplanningpermitsareinaccordancewiththelawofpublicity.1.6toinvestigatethedemolitionofbasichumancases(fourtothedemolitionofhousingtype,size,numberofhouseholds,population,Laoruobingcanspecialobjects,etc.).1.7intheplanningandmanagementdepartmentstoverifytheissuanceofbuildingpermitsforplanningtodeterminethescopeofthedemolition,thedemolitionoftheunitsandindividualsthereforthefollowingactivities:1.7.1new,renovationandexpansionofhousinganditsappendage;1.7.2changethehousingandlanduse;1.7.3establishmentofanewrentalhousing;1.7.4pointsoutrentalhousingusername.1.8involvedinthedevelopmentprogrammeofdemolitionofthehearing,alawyerviews.1.9verifythedemolitionplanandthelegalityofthedemolitionprogramme,integrity,feasibility,thedemolitionprogrammeshouldcontainthefollowingmatters:1.9.1demolitionoffour;1.9.2demolitionofhousingatotalconstructionarea(therespectivehousingandnon-housingandthespecificnumberofpublichouses,Sifang,religiousandmiddle-hostingthespecificnumber);1.9.3ChaiqianHufew;1.9.4demolitionperiod;1.9.5demolitionofthephasedimplementationofthedemolition;1.9.6demolitionresettlementcompensationfundstotalbudget;1.9.7demolitionpermitforthefirstphaseofresettlementfundsbecomeavailabletheamountofcompensation,propertyrightstransferofhousingValueandvolumearea,andfollow-upfinancingplaninplaceinphases;1.9.8implementationDemolitionoftheway;1.9.9demolitionplanhasbeenincludedinlocaleconomicdevelopmentplanandtheprovince(city)ofthedemolitionplan.1.9.10toverifywhetherthedemolitionofafullcompensationforthedemolitionofresettlementfundsfordepositaccounts,theaforementionedamountofthedepositshallnotbelessthantheprovincialandmunicipalgovernmentsprovidedcompensationtototalcapitalratioofresettlement.Theamountofthedepositwiththeplacementofthevalueofspaceandinadequatecompensationforresettlementofthetotalfunds,theconstructionunitsshouldbeclearinthedemolitionprogrammeinthecapitalinphasesinplaceoftime.1.9.11usedtoverifytheavailabilityofpropertyrightstransferofpropertyrightsisclear,norighttoburden.1.9.12forpropertyrightsexchangeavailabilitytoverifythenumberofwhetherthedemolitionwasthedemolitionofthetotalnumberofpeople70percentforpropertyrightsexchangeavailabilitycompliancewithnationalqualityandsafetystandardsandwhetherthelocalpublicfacilitiesconstructionrequirements.2.Counseldemolition,demolitionofhousingunitsinurbandemolitionpreparatoryphaseshouldbecarefulattentiontotheproblem:2.1counselshouldbepromptedtoclients,theexecutiveinchargeofthedemolitionmaynotbeusedfordemolition,thecommissionshallnotacceptthedemolition.220lawyerssuggestedthatclientsshouldnotuseintimidation,coercion,aswellaswater,electricity,gasstop,heating,andotherillegalmeansdemolition.230lawyerssuggestedthatclientsshouldbedeterminedinaccordancewiththehousingdemolitionpermitthedemolitionoftheimplementationofthedemolition,willbeallowedtoexpandornarrow.Whereitisessentialtoexpandornarrowthescopeofthedemolition,shouldbeinaccordancewiththeregulationsforplanning,landapproval,andissuedthedemolitionpermitthedemolitionofthecompetentadministrativeauthorityforthedemolitionofthechange.240lawyerstobepromptedtoclients,itisnecessarytocompletethedemolitionofthedemolitiondeadline.Whereitisessentialtoextendthedeadlineforthedemolition,thedemolitionshouldbeontheexpirationoftheperiodonthe15th,tothedemolitionofthecompetentadministrativeauthoritiespostponedthedemolitionapplication,districtsandcountiesinthepremises,shouldbepostponeddemolitionofapplicationsreceivedfromthedateof10daystorespond.250lawyersshouldbepromptedtoclientsintheconstructionprojectifthetransferoccurredwithintheperiodofdemolition,thedemolitionshouldbeinchargeoftheexecutiveagreement,thehousingdemolitionpermitforchangeprocedures;demolitionofthecompetentadministrativeorgansshouldbechangedafterthedemolitionofhousingpermitstotherelevantcontentNotice.Thetransferofconstructionprojectshavenotyetdemolitionwillawardcompensationorresettlementagreementcontainedintherelevantrightsandobligationsoftheendofthedischargefromtheassigneecontinuetoperform;projectassignorandtheassigneeshouldbenotifiedinwritingbythedemolition,housingtenant,andsinceOfthecontractsignedwithin30daysfromthedateofpublicannouncement.260lawyersshouldbepromptedtoclients,demolitioncompensationresettlementprogrammetomeettheparty'sprinciplesandpoliciesandstatelawsandregulationsoftheactuallocalsituation.Theremaybeseriouslyjeopardizedifthedemolitionwasthelegitimaterightsandinterestsofthesituation,thetips,refusedtoadjusttheclient,lawyersshouldbeliftedcommissioned.第三節(jié)律師代理被拆遷人、房屋承租人在城市房屋拆遷前期準(zhǔn)備階段的工作1．核實拆遷人、拆遷單位的主體資格與資質(zhì)，核實拆遷工作人員的上崗證。2．核實拆遷人是否已合法取得國有土地使用權(quán)批準(zhǔn)文件。3．核實拆遷人是否已合法取得建設(shè)項目批準(zhǔn)文件。4．核實拆遷人是否已合法取得建設(shè)用地規(guī)劃許可證。5．核實拆遷許可證是否載明拆遷人、拆遷范圍和拆遷期限等事項并準(zhǔn)確無誤，且委托人在該拆遷范圍內(nèi)。6．參加制定拆遷方案或是否作出拆遷許可的聽證會，發(fā)表律師意見。7．核實拆遷計劃與拆遷方案的合法性、合理性、完整性、可行性，拆遷計劃與方案除了說明拆遷依據(jù)之外，還應(yīng)說明如下事項：7.1拆遷四至范圍；7.2拆遷房屋總建筑面積（分別列出居住房屋與非居住房屋的具體數(shù)量，公房、私房、宗教產(chǎn)和代管產(chǎn)的具體數(shù)量）；7.3拆遷戶數(shù)；7.4拆遷期限；7.5拆遷范圍有無分期實施拆遷的情況；7.6拆遷補(bǔ)償安置資金總額的預(yù)算；7.7申請拆遷許可證時首期補(bǔ)償安置資金到位數(shù)額、用于產(chǎn)權(quán)調(diào)整房屋的面積量與價值量，及后續(xù)資金分期到位計劃；7.8實施拆遷的方式。8．核實拆遷人是否有足額的拆遷補(bǔ)償安置資金專用存款賬戶，前述存款金額不得低于省市政府關(guān)于應(yīng)占補(bǔ)償安置資金總額的比例，該存款金額與安置用房價值之和不足補(bǔ)償安置資金總額的，建設(shè)單位應(yīng)當(dāng)在拆遷方案中明確資金分期到位的時間。9．核實用于產(chǎn)權(quán)調(diào)整房源的產(chǎn)權(quán)是否清晰、無權(quán)利負(fù)擔(dān)。10．核實用于產(chǎn)權(quán)調(diào)整房源的數(shù)量是否達(dá)到拆遷范圍被拆遷人要求調(diào)換的數(shù)量，安置房源是否符合國家質(zhì)量安全標(biāo)準(zhǔn)及是否達(dá)到當(dāng)?shù)毓步ㄖO(shè)施配套要求。11．獎勵措施。12．對特殊問題的應(yīng)急方法。1.Verificationofthedemolition,thedemolitionofthemainunitsforqualificationandtoverifythedemolitionofstaffappointmentcard.2.Toverifywhetherthedemolitionhadbeenlawfullyobtainedtheapprovalofstate-ownedlanduserightsdocuments.3.Toverifywhetherthedemolitionofthebuildingprojecthasbeenlawfullyobtainedtheapprovaldocument.4.Toverifywhetherthedemolitionofthebuildinghadbeenlegallyacquiredlandplanningpermits.5.Demolitionpermitsetouttoverifywhetherthedemolition,relocationanddemolitionofthedeadlineforsuchmattersandaccurate,andclientsinthedemolitionrange.6.Participateinthedevelopmentofthedemolitionprogrammeorwhethertopermitthedemolitionofthehearing,alawyerviews.7.Demolitionandremovalplantoverifythelegitimacyoftheprogramme,reasonable,integrity,feasibility,demolitionplansandprogrammesthatinadditiontothedemolitionbasis,shouldalsoprovideinformationonthefollowingmatters:thedemolitionoffourto7.1range7.2demolitionofhousingatotalconstructionarea(outTohousingandnon-housingthespecificnumberofpublichouses,Sifang,religiousandmiddle-hostingthespecificnumber);7.3ChaiqianHu;demolitiondeadline7.4;7.5demolitionofwhetherthephasedimplementationofthedemolition;7.6demolitionofthetotalamountofcompensationforresettlementbudget;7.7forthefirstphaseofthedemolitionpermitresettlementfundsbecomeavailabletheamountofcompensationforthepropertyrightsofthehousingadjustmentValueandvolumearea,andfollow-upfinancingplaninplaceinphases;7.8implementationofthedemolitionapproach.8.Toverifywhetherthedemolitionofafullcompensationforthedemolitionofresettlementfundsfordepositaccounts,theaforementionedamountofthedepositshallnotbelowerthantheprovincialandmunicipalgovernmentsoncompensationforresettlementoftheproportionofthetotalfunds,theamountofthedepositwiththeplacementofthevalueofspaceandinadequateresettlementcompensationfundstotalAndconstructionunitsshouldbeclearinthedemolitionprogrammeinthecapitalinphasesinplaceoftime.9.Verifytheavailabilityofadjustmentforpropertyrightsisaclearpropertyrights,norighttoburden.10.Verifytheavailabilityadjustedforthenumberofpropertywhetherthedemolitionofthedemolitionrequestwasswitchingthenumber,placementavailabilitycompliancewithnationalqualityandsafetystandardsandwhetherthelocalpublicfacilitiesconstructionrequirements.11.Incentivemeasures.12.Thespecialproblemsofthecontingencyapproach.第三章房屋拆遷評估中的律師實務(wù)第一節(jié)一般規(guī)定概念界定1.房屋拆遷估價，是指為確定被拆遷房屋貨幣補(bǔ)償金額，根據(jù)被拆遷房屋的區(qū)位、用途、建筑面積等因素，對房地產(chǎn)市場價格進(jìn)行的評估。2.房屋拆遷估價時點為房屋拆遷許可證頒發(fā)之日（農(nóng)村房屋拆遷評估為征地公告發(fā)布之日）。拆遷分期實施的，以當(dāng)期房屋拆遷許可證頒發(fā)之日為房屋拆遷估價時點。

3.房屋拆遷估價報告的有效期為房屋拆遷許可證的拆遷期限。Definition1.Valuationofhousedemolition,istodeterminetheamountofmonetarycompensationfordemolitionofhousing,housingdemolitionwasbasedonthelocation,use,constructionareaandotherfactors,therealestatemarketpricesoftheassessment.2.Valuationdefactohousedemolitionpermitsissuedforthedemolitionofhousingonthe(rurallandforhousingdemolitionassessmentofthedateofpublicannouncement).Thephasedimplementationofthedemolition,tothecurrenthousingdemolitionpermitsissuedforhousingdemolitionofthedateofvaluationdefacto.3.Valuationreportofthehousingdemolitionofhousingdemolitionpermitisvalidforthedurationofthedemolition.第二節(jié)拆遷估價機(jī)構(gòu)的確定1．房屋拆遷估價機(jī)構(gòu)的從業(yè)資格

律師應(yīng)提示委托人：從事房屋拆遷估價的房地產(chǎn)估價機(jī)構(gòu)，應(yīng)當(dāng)具有經(jīng)拆遷主管機(jī)關(guān)依法核準(zhǔn)的房屋拆遷估價資格。未取得房屋拆遷估價資格的房地產(chǎn)估價機(jī)構(gòu)，不得接受房屋拆遷估價委托、出具估價報告或價格咨詢報告。跨省市從事房屋拆遷估價的房地產(chǎn)估價機(jī)構(gòu)，應(yīng)當(dāng)向當(dāng)?shù)夭疬w主管機(jī)關(guān)依法備案。2．房屋拆遷估價機(jī)構(gòu)的產(chǎn)生根據(jù)有關(guān)規(guī)定，估價機(jī)構(gòu)的產(chǎn)生有三種方式，一般采取被拆遷人投票的方式，也可以由拆遷當(dāng)事人通過協(xié)商一致或者抽簽方式確定估價機(jī)構(gòu)。采取投票方式的，根據(jù)投標(biāo)結(jié)果，按照簡單多數(shù)的原則，一般情況下得票數(shù)第一位的為拆遷范圍的估價機(jī)構(gòu)，第二位的為重新估價機(jī)構(gòu)。拆遷人應(yīng)將投票結(jié)果進(jìn)行公告。采用協(xié)商或抽簽方式確定估價機(jī)構(gòu)的，可同時確定重新估價機(jī)構(gòu)。3．拆遷估價委托

同一拆遷范圍內(nèi)，一般情況下只能委托一家估價機(jī)構(gòu)進(jìn)行估價，并與其簽訂書面的房屋拆遷估價委托合同。在簽訂房屋拆遷估價委托合同時律師應(yīng)核實如下內(nèi)容：3.1核實雙方當(dāng)事人的主體資格。3.2委托范圍是否是在房屋拆遷許可證確定的拆遷范圍內(nèi)。3.3委托估價的被拆遷房屋的性質(zhì)、用途、面積。3.4估價的價值標(biāo)準(zhǔn)及估價方式。3.5需要雙方當(dāng)事人提供的資料及提供方式。3.6估價報告的交付日期。3.7酬金及支付方式。3.8違約責(zé)任。3.9爭議的解決方式。3.10其他需要約定的事項。1.Housingdemolitionofthevaluationandthequalityoflawyersshouldbepromptedtoclients:housingdemolitioninthevaluationofrealestateappraisalinstitutions,thedemolitionshouldbeapprovedbythecompetentauthoritiesinaccordancewiththelawforthedemolitionofvaluation.Thelackofhousingdemolitionofvaluationfortherealestateappraisalinstitutionsandshallnotacceptthevaluationcommissionedbythedemolition,orpricevaluationreportissuedbytheAdvisoryreport.Urbanhousingdemolitionintheprovincesofthevaluationofrealestateappraisalinstitutions,thedemolitionshouldbegiventolocalauthoritiesaccordingtolawfiling.2.Housingdemolitionofavaluationinaccordancewiththerelevantagencies,haveavaluationofthethreemethodsgenerallytakenbythedemolitionofthevote,alsobythedemolitionofthepartiesbyconsensusorbydrawinglotsdeterminevaluationagencies.Takethepoll,accordingtoresultsofthetender,inaccordancewiththeprincipleofasimplemajority,undernormalcircumstancesthefirstvotesforthedemolitionofthevaluation,thesecondpositionforthere-valuationofinstitutions.Demolitionshallvoteresultsannouncement.Aconsultationorthedrawingoflotsdeterminedthevaluation,thevaluationcanbere-establishedinstitutions.3.Demolitionvaluationcommissionedbythedemolitionofthesame,undernormalcircumstancescanonlybeavaluationcommissionedbytheagencyvaluation,andtheysignedawrittenvaluationcommissionedbythedemolitionofhousingcontracts.ThesigningofhousedemolitioncontractvaluationcommissionedbytheLawSocietyshouldverifythefollowing:3.1themainpartiestoverifyeligibility.3.2whetherthecommissionwasestablishedinthehousingdemolitionpermitthedemolitionrange.3.3Thevaluationwascommissionedbythedemolitionofhousingthenature,purpose,size.3.4Valuationofvaluesandvaluationmethods.3.5Thepartiesneedtoprovidetheinformationanddelivery.3.6valuationreportofthedeliverydate.3.7remunerationandpaymentmethods.3.8breachofcontractresponsibility.3.9disputesettlementmethod.3.10requiretheagreementofothermatters.第三節(jié)拆遷估價過程中律師法律業(yè)務(wù)的工作內(nèi)容1.拆遷估價過程中律師工作的一般內(nèi)容：1.1核實估價機(jī)構(gòu)及估價人員的資質(zhì)、綜合實力、社會信譽(yù)。1.2對估價機(jī)構(gòu)確定程序的合法性進(jìn)行核實。律師應(yīng)提示委托人投票確定估價機(jī)構(gòu)的，拆遷人有將投票結(jié)果進(jìn)行公告的義務(wù)。而拆遷主管機(jī)關(guān)可對投票、抽簽過程進(jìn)行監(jiān)督，并可以要求紀(jì)檢監(jiān)察機(jī)關(guān)和基層組織等共同監(jiān)督。1.3對拆遷估價委托合同的真實性、合法性進(jìn)行核實。1.4核實估價機(jī)構(gòu)和估價人員與拆遷當(dāng)事人是否有利害關(guān)系，或者是否是拆遷當(dāng)事人。1.5對估價報告的形式與內(nèi)容進(jìn)行核實。包括履行拆遷估價委托合同的情況、估價內(nèi)容的真實性與合法性、房屋拆遷估價時點及估價報告的有效期限以及是否由專職注冊房地產(chǎn)估價師簽字。1.6對估價機(jī)構(gòu)公示初步估價結(jié)果和送達(dá)分戶估價報告的程序合法性進(jìn)行核實。1.7如委托人對估價報告有疑問或異議的，協(xié)助委托人向原估價機(jī)構(gòu)詢問、申請復(fù)核，或者另行委托估價機(jī)構(gòu)重新評估。1.8對委托人就原估價機(jī)構(gòu)的估價結(jié)果、復(fù)核結(jié)果有異議，或者另行委托估價的結(jié)果與原估價結(jié)果有差異，且協(xié)商達(dá)不成一致意見時，律師可以協(xié)助委托人在收到估價報告、復(fù)估結(jié)論或重估報告后的15日內(nèi)向房地產(chǎn)價格評估專家委員會申請技術(shù)鑒定。1.9對房地產(chǎn)價格評估專家委員會成員是否與原估價機(jī)構(gòu)、拆遷當(dāng)事人有利害關(guān)系，或者是否是拆遷當(dāng)事人進(jìn)行核實。1.10律師應(yīng)提示委托人，若房地產(chǎn)價格評估專家委員會認(rèn)為估價報告不合法、不規(guī)范、不合理的，由專家委員會指定其中一家估價單位進(jìn)行再估價；而拆遷當(dāng)事人對再估價仍有爭議的，可以重新向?qū)＜椅瘑T會申請鑒定。2.拆遷估價過程中律師為拆遷人提供法律服務(wù)的注意事項：2.1律師應(yīng)提示委托人，須如實向估價機(jī)構(gòu)提供估價所需資料，協(xié)助估價機(jī)構(gòu)開展現(xiàn)場查勘等工作。2.2律師應(yīng)提示委托人，將分戶估價報告送交被拆遷人。2.3律師應(yīng)提示委托人，拆遷估價的價值標(biāo)準(zhǔn)為公開市場價值，不考慮房屋租賃、抵押、查封等因素的影響。委托拆遷估價，應(yīng)當(dāng)明確被拆遷房屋的性質(zhì)（包括用途，下同）和面積。被拆遷房屋的性質(zhì)和面積一般以房屋權(quán)屬證書及權(quán)屬檔案的記載為準(zhǔn)；各地對被拆遷房屋的性質(zhì)和面積認(rèn)定有特別規(guī)定的，從其規(guī)定；拆遷人與被拆遷人對被拆遷房屋的性質(zhì)或者面積協(xié)商一致的，可以按照協(xié)商結(jié)果進(jìn)行評估。對被拆遷房屋的性質(zhì)不能協(xié)商一致的，應(yīng)當(dāng)向城市規(guī)劃行政主管部門申請確認(rèn)。對被拆遷房屋的面積不能協(xié)商一致的，可以向依照《房產(chǎn)測繪管理辦法》設(shè)立的房屋面積鑒定機(jī)構(gòu)申請鑒定；沒有設(shè)立房屋面積鑒定機(jī)構(gòu)的，可以委托具有房產(chǎn)測繪資格的房產(chǎn)測繪單位測算。2.4律師應(yīng)提示委托人處理好與被拆遷人的關(guān)系切忌態(tài)度生硬，不得授意評估機(jī)構(gòu)作出偏離客觀公正的評估結(jié)果。3.拆遷估價過程中律師為被拆遷人提供法律服務(wù)的注意事項：3.1律師應(yīng)提示委托人，須充分調(diào)查候選估價機(jī)構(gòu)的資質(zhì)與信譽(yù)，調(diào)查估價機(jī)構(gòu)及估價人員與拆遷人是否有利害關(guān)系或者是否是拆遷人，建議被拆遷人慎重選擇評估機(jī)構(gòu)。3.2律師應(yīng)提示委托人，如實向估價機(jī)構(gòu)提供估價所需資料，配合估價機(jī)構(gòu)開展現(xiàn)場查勘等工作。拆遷估價的價值標(biāo)準(zhǔn)為公開市場價值，不考慮房屋租賃、抵押、查封等因素的影響。委托拆遷估價，應(yīng)當(dāng)明確被拆遷房屋的性質(zhì)（包括用途，下同）和面積。被拆遷房屋的性質(zhì)和面積一般以房屋權(quán)屬證書及權(quán)屬檔案的記載為準(zhǔn)；各地對被拆遷房屋的性質(zhì)和面積認(rèn)定有特別規(guī)定的，從其規(guī)定；拆遷人與被拆遷人對被拆遷房屋的性質(zhì)或者面積協(xié)商一致的，可以按照協(xié)商結(jié)果進(jìn)行評估。對被拆遷房屋的性質(zhì)不能協(xié)商一致的，應(yīng)當(dāng)向城市規(guī)劃行政主管部門申請確認(rèn)。對被拆遷房屋的面積不能協(xié)商一致的，可以向依照《房產(chǎn)測繪管理辦法》設(shè)立的房屋面積鑒定機(jī)構(gòu)申請鑒定；沒有設(shè)立房屋面積鑒定機(jī)構(gòu)的，可以委托具有房產(chǎn)測繪資格的房產(chǎn)測繪單位測算。3.3律師應(yīng)提示委托人拒絕評估或拒絕申請重新評估、鑒定的法律后果。4.拆遷估價過程中律師為估價機(jī)構(gòu)提供法律服務(wù)的注意事項：4.1對估價工作程序的合法性進(jìn)行核實。核實包括房地產(chǎn)估價人員是否持證上崗；對被拆遷房屋進(jìn)行實地查勘是否有實地查勘記錄、和被拆遷房屋狀況的照片及錄像；實地查勘記錄是否由實地查勘的估價人員、拆遷人、被拆遷人簽字認(rèn)可。4.2律師應(yīng)提示委托人接受房屋拆遷估價委托后，處理好與拆遷人、被拆遷人的關(guān)系，客觀公正評估。未經(jīng)許可不得轉(zhuǎn)讓、變相轉(zhuǎn)讓受托的估價業(yè)務(wù)。4.3核實委托人是否按照拆遷估價委托合同約定的時間和要求完成估價，向拆遷人出具估價報告（包括分戶估價報告）。律師應(yīng)提示委托人，如未按照約定的時間和要求完成估價，或者估價失實的，應(yīng)當(dāng)承擔(dān)相應(yīng)的責(zé)任。4.4律師應(yīng)提示委托人，拆遷估價的價值標(biāo)準(zhǔn)為公開市場價值，不考慮房屋租賃、抵押、查封等因素的影響。估價一般應(yīng)當(dāng)采用市場比較法。不具備采用市場比較法條件的，可以采用其他估價方法，并在估價報告中充分說明原因。對拆遷人、被拆遷人就估價報告提出的疑問向其作充分解釋，解釋內(nèi)容包括拆遷估價的依據(jù)、原則、程序、方法、參數(shù)選取和估價結(jié)果產(chǎn)生的過程。4.5律師應(yīng)提示委托人，估價機(jī)構(gòu)應(yīng)當(dāng)配合專家委員會的鑒定工作，向?qū)＜椅瘑T會提供估價報告、估價技術(shù)報告及鑒定所需的其他有關(guān)資料。4.6律師應(yīng)提示委托人，拆遷當(dāng)事人應(yīng)當(dāng)明確被拆遷房屋的性質(zhì)、用途和面積。被拆遷房屋的性質(zhì)和面積一般以房屋權(quán)屬證書及權(quán)屬檔案的記載為準(zhǔn)；拆遷人與被拆遷人對被拆遷房屋的性質(zhì)或者面積協(xié)商一致的，可以按照協(xié)商結(jié)果進(jìn)行評估。1.Valuationprocessofdemolitionworkofthesolicitorgeneral:1.1verifythevaluationandthevaluationofthequalifications,comprehensivenationalstrength,socialcredibility.1.2pairsvaluationagenciesdeterminethelegalityoftheverificationprocedures.Lawyerssuggestedthatclientsshoulddeterminevaluationofthevoting,thedemolitionofpeoplewillvoteresultsnoticeobligations.Andthedemolitionofthecompetentauthoritymaybethevote,tomonitorballotingprocess,andmayrequirethedisciplineinspectionandsupervisionorgansandgrass-rootsorganizations,suchasjointsupervision.1.3pairsvaluationcommissionedbythedemolitionoftheauthenticityofthecontract,toverifylegitimacy.1.4verifythevaluationofinstitutionsandpersonnelandthedemolitionofvaluationwhetherinterestedparties,orwhetherthedemolitionoftheparties.1.5valuationreportoftheverificationformandcontent.Includingthedemolitionofvaluationcommissioned