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(shí)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(shí)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(shí)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(shí)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(shí)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(shí)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(yàn)，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(shí)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(shí)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(xiàng)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(shí)委托人的主體資格并充分了解受托事項(xiàng)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(xiàng)法律意見書、培訓(xùn)拆遷管理與實(shí)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(shí)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(shí)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(shí)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(shí)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(shí)拆遷人、拆遷單位的主體資格與資質(zhì)，核實(shí)拆遷工作人員的上崗證并核實(shí)拆遷人與拆遷單位簽訂的拆遷委托合同。1.3核實(shí)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(shí)拆遷人是否已合法取得建設(shè)項(xiàng)目批準(zhǔn)文件且是否依法公示。1.5核實(shí)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(shí)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(shí)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(xiàng)：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(shí)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(shí)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(shí)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(shí)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(shí)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(shí)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(shí)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(shí)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(xiàng)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(xiàng)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(xiàng)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(shí)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(shí)拆遷人、拆遷單位的主體資格與資質(zhì)，核實(shí)拆遷工作人員的上崗證。2．核實(shí)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(shí)拆遷人是否已合法取得建設(shè)項(xiàng)目批準(zhǔn)文件。4．核實(shí)拆遷人是否已合法取得建設(shè)用地規(guī)劃許可證。5．核實(shí)拆遷許可證是否載明拆遷人、拆遷范圍和拆遷期限等事項(xiàng)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(shí)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(xiàng)：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(shí)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(shí)施拆遷的方式。8．核實(shí)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(shí)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(shí)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(shí)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(diǎn)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(shí)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(diǎn)。

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?？缡∈袕氖路课莶疬w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(shí)如下內(nèi)容：3.1核實(shí)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(xiàng)。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(shí)估價機(jī)構(gòu)及估價人員的資質(zhì)、綜合實(shí)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(shí)。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(shí)性、合法性進(jìn)行核實(shí)。1.4核實(shí)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(shí)。包括履行拆遷估價委托合同的情況、估價內(nèi)容的真實(shí)性與合法性、房屋拆遷估價時點(diǎn)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(shí)。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(shí)。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(xiàng)：2.1律師應(yīng)提示委托人，須如實(shí)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(xiàng)：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(shí)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(xiàng)：4.1對估價工作程序的合法性進(jìn)行核實(shí)。核實(shí)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(shí)地查勘是否有實(shí)地查勘記錄、和被拆遷房屋狀況的照片及錄像；實(shí)地查勘記錄是否由實(shí)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(shí)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(shí)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