律师承办拆迁法律业务操作指引(中英文)15425

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1、附件二：中华全国律师协会律师承办拆迁法律业务操作指引六届全国律协七次常务理事会审议通过目 录第一章 总那么第二章 房屋拆迁前准备中的律师实务第一节 一般规定第二节 律师代理拆迁人、拆迁在房屋拆迁前准备阶段的工作第三节 律师代理被拆迁人、房屋承租人在房屋拆迁前准备阶段的工作第三章 房屋拆迁评估中的律师实务第一节 一般规定第二节 拆迁估价机构确实定第三节 拆迁估价过程中律师法律业务的工作内容第四章 城房屋拆迁补偿与安置中的律师实务第一节 一般规定第二节 拆迁补偿安置协议第三节 被拆迁房屋面积确实定第四节 被拆迁房屋安置第五节 特殊对象的补偿与安置第六节 货币补偿款的分配第五章 房屋拆迁行政裁决过程

2、中的律师实务第一节 一般规定第二节 裁决申请与受理阶段第三节 裁决审理阶段第四节 行政强迫执行阶段第六章 农村房屋拆迁中的律师实务第一节 一般规定第二节 集体土地的征收征用及补偿第三节 农村房屋拆迁补偿安置第四节 农村房屋拆迁评估第七章 行政复议与诉讼的律师实务第一节 一般规定第二节拆迁行政复议第三节拆迁诉讼第四节 律师在拆迁诉讼中的举证第八章 附那么第一章 总那么1. 制订目的为进步律师承办房屋拆迁业务的效劳程度指导律师与房屋拆迁相关的诉讼和非诉讼业务根据?物权法?土地理法?等法律、法规、规章和人民相关解释结合拆迁业务操作流程和经历制定本指引。本指引供律师在拆迁法律效劳业务中参考和借鉴并非强

3、迫性规定。1. Formulated for the purpose of improving housing demolition contractors lawyers business services, guidance and counsel for demolition of housing-related litigation and non-litigation business, according to Peoples Republic of ina Property Law and Peoples Republic of ina Land Management Law a

4、nd other laws and regulations , Regulations and relevant judicial interpretations of the Sreme Peoples Court, with the demolition process and operational experience, to enact the guidelines. The guidelines for lawyers in legal services for the demolition of reference and draw on, not mandatory requi

5、rements.2. 概念界定2.1 城房屋拆迁是指经依法答应拆迁人对城规划区内国有土地上的房屋所有者或使用者给予补偿安置的前提下予以迁出对房屋及附属物进展撤除的法律行为。2.2 农村房屋拆迁是指经依法答应拆迁人对城规划区外农民集体所有土地上的房屋所有者或使用者给予补偿安置的前提下予以迁出对房屋及附属物进展撤除的法律行为。2.3 拆迁人是指依法获得房屋拆迁答应证的。2.4 拆迁：获得依法拆迁资质的房屋拆迁企业。2.5 被拆迁人是指被撤除房屋的所有人和使用人。2.6 房屋承租人是指与被拆迁人具有合法租赁关系的和个人。2.7 违章建筑是指依法应予以无偿撤除的建筑物。3. 律师拆迁法律业务的根本原那

6、么拆迁关系到社会稳定和广阔被拆迁人的切身利益律师拆迁法律业务应遵循如下原那么：3.1 忠诚负责原那么。律师拆迁法律业务应不受任何及其他组织和个人的干预依法维护法律的正确施行和委托人的合法权益。3.2 专业精湛原那么。律师拆迁法律业务应掌握拆迁专业知识和业务操作的相应才能和程度以扎实的专业知识和技能为委托人提供优质的法律效劳。3.3 勤勉敬业原那么。律师拆迁法律业务应勤于学习、勤于考虑恪尽职守根据委托人的要求在与委托人约定的限内完成各项受托法律业务。3.4 支持合理补偿原那么。律师拆迁法律业务应当支持被拆迁人的合理补偿要求其合理补偿的底线是：被拆迁人原有居住程度不因拆迁而降低。4. 律师拆迁法律

7、业务的前提和要求4.1 律师拆迁法律业务应在核实委托人的主体资格并充分理解受托事项的详细情况后与委托人制作谈话笔录分析利弊告知法律风险。4.2 律师须与委托人签订委托协议在获得委托人的合法受权后在受托权限内依法履行职责不得损害委托人的合法权益。4.3 律师拆迁法律业务应把有利于社会稳定作为自己的社会责任把维护被拆迁人的合法权益、促进矛盾化解、构建和谐社会作为拆迁法律业务的工作要求。4.4 律师在拆迁法律业务中应保守所知悉的机、委托人的商业机和个人隐私。5. 本操作指引的业务适用范围本操作指引适用于律师代理与拆迁相关的诉讼和非诉讼法律业务。主要适用于律师在提供拆迁法律咨询、受托调查、起草并修改拆

8、迁方案与方案、起草并修改各类法律文书、出具专项法律书、培训拆迁理与施行人员、代理、拆迁人、拆迁、被拆迁人、房屋承租人、房屋同住人、房屋使用人参与拆迁评估活动、参与听证及会谈活动、参与行政裁决活动、参与强迫拆迁活动、参与行政复议活动、参与仲裁活动、参与诉讼活动等法律效劳。涉及设施、教堂、寺庙、文物古迹以及外国驻华使领馆房屋的拆迁法律效劳不适用本操作指引。2. 2.1 define the concept of urban housing demolition, is that the law permits, the demolition of urban people of the area

9、of housing on state land owners or users resettlement pensation under the premise be moved out of housing and to diantle the appendage Legal acts. 2.2 demolition of housing in rural areas, is permitted by law, the demolition of urban planning were outside all the collective farmers on the land owner

10、s or users of housing resettlement pensation under the premise be moved out of housing and appendage to the removal of legal acts .2. 2.1 define the concept of urban housing demolition, is that the law permits, the demolition of urban people of the area of housing on state land owners or users reset

11、tlement pensation under the premise be moved out of housing and to diantle the appendage Legal acts. 2.2 demolition of housing in rural areas, is permitted by law, the demolition of urban planning were outside all the collective farmers on the land owners or users of housing resettlement pensation u

12、nder the premise be moved out of housing and appendage to the removal of legal acts . 2.3 demolition, is made in accordance with the law permits the demolition of housing units. 2.4 demolition of flats Qualification made in accordance with the law demolition of housing demolition business. 2.5 was t

13、he demolition, refers to the demolition of houses and use of all people. 2.6 Housing lessee, is that people with the demolition of a legal relationship between the rental units and individuals. 270 illegal construction is that the law should be removed free of illegal buildings. 3. Demolition of leg

14、al services lawyers for the demolition of the basic principles related to social stability and the vast majority of the demolition of the vital interests, legal counsel for the demolition business should follow the following principles: 3.1 responsible for the principle of loyalty. Legal counsel for

15、 the demolition business, should be free from any units and other organizations and individuals in the unlawful interference, safeguard the correct implementation of national laws and the legitimate rights and interests of clients. 3.2 serb professional principles. Legal counsel for the demolition b

16、usiness, the demolition should have the expertise and operational capacity and the corresponding level to a solid professional knowledge and skills for the client to provide quality legal services. 3.3 diligence dedicated principle. Legal counsel for the demolition business, should be diligent in le

17、arning, thinking hard, fulfill their duties, in accordance with the requirements of clients, in agreement with the client within the period entrusted with the pletion of the legal business. 3.4 sport the principle of reasonable pensation. Legal counsel for the demolition business, the demolition sho

18、uld be sported by the reasonable pensation request, reasonable pensation for its bottom line is this: the demolition of the original living standards of people because of the demolition and lower. 4. Barristers in the demolition business law and requirements of the premise of 4.1 legal counsel for t

19、he demolition business, clients should verify the qualifications and the main body entrusted with the full understanding of the specific situation, with the clients production notes, analysis of the pros and cons to inform the legal risk. 4.2 lawyers and clients must be signed by the agreement, in a

20、 clients lawful authority, the authority entrusted to perform their duties in accordance with the law, without prejudice to the legitimate rights and interests of clients. 4.3 legal counsel for the demolition business, should be conducive to social stability as their own social responsibility, to ho

21、ld the demolition of the legitimate rights and interests, and promote conflict resolution and building a harmonious society as a legal business for the demolition work requirements. 4.4 for the demolition of lawyers in legal business should be aware of the conservative state secrets, mercial secrets

22、 and client privacy. 5. Guidelines on the operation of the business scope of the operation guidelines applicable to counsel and demolition-related litigation and non-litigation legal services. Mainly applicable to lawyers in providing legal advice demolition, entrusted with the investigation, drafti

23、ng and revising the demolition plans and programmes, the drafting and amending various legal instruments, issued by the special legal submissions, training management and implementation of the demolition, the Government Agent, demolition, the demolition unit , Demolition, housing tenant, living hous

24、ing, housing demolition of the use of people involved in assesent activities, to participate in hearings and negotiations, the decision to participate in activities, to participate in mandatory demolition activities, to participate in the review activities, to participate in arbitration Activities,

25、to participate in activities su as litigation legal services. Involve military facilities, ures, les and cultural relics in China and foreign countries (from) the demolition of the Museum of legal services are not applicable to operating guidelines.第二章 房屋拆迁前准备中的律师实务第一节 一般规定本章所称前准备阶段是指截至房屋拆迁答应证之日前的阶段

26、。1房屋拆迁的前提条件法律规定凡需要拆迁房屋的建立应当向拟拆迁房屋所在地的、拆迁主行政提出申请获得行政答应后方可施行拆迁房屋。其中在城拆迁答应的形式为?房屋拆迁答应证?农村为拆迁答应证或征收批准。2概念界定2.1 搬迁限是指被拆迁人和拆迁人在拆迁补偿安置协议中约定或者行政裁决中规定的被拆迁人腾出房屋完成搬迁事宜的限。2.2 拆迁限是指拆迁答应证设立的施行拆迁活动的限。The preparatory phase of this apter is alleged that the demolition permit as of the date of the notice period. 1. H

27、ousing demolition of the prerequisites for national legislation, where the need for demolition of housing construction units to the proposed demolition of housing should be the seat of the county, city demolition arge of the executive authorities to apply to the administrative licensing, before the

28、demolition of housing. In the city demolition permit in the form of house demolition permit, the rural levy for the demolition permit or approval of documents. 2. 2.1 define the concept of the relocation period, means the demolition and relocation in the demolition of resettlement pensation agreemen

29、t or agreements set forth in the judgement were vacated by demolition of housing pleted relocation of the period. 2.2 demolition deadline, is the demolition permit the establishment of the implementation of demolition activities in the period.第二节 律师代理拆迁人、拆迁在房屋拆迁前准备阶段的工作1. 律师代理拆迁人、拆迁在房屋拆迁前准备阶段的工作：1.1

30、 核实拟拆迁地段的土地性质以确定是适用城还是农村房屋拆迁的程序。1.2 核实拆迁人、拆迁的主体资格与资质核实拆迁工作人员的上岗证并核实拆迁人与拆迁签订的拆迁委托合同。1.3 核实拆迁人是否已合法获得国有土地使用权或土地征收征用批准且是否依法。1.4 核实拆迁人是否已合法获得建立工程批准且是否依法。1.5 核实拆迁人是否已合法获得建立用地规划答应证且是否依法。1.6 调查被拆迁人的根本情况拆迁的四至范围、房屋类型、面积、户数、人口、老弱病残特殊对象等。1.7 核实在规划理部门核发建立用地规划答应证、确定拆迁范围后拆迁范围内的和个人有无进展以下活动：1.7.1 新建、改建和扩建房屋及其附属物；1.

31、7.2 改变房屋和土地用处；1.7.3 建立新的房屋租赁关系；1.7.4 分列房屋租赁户名。1.8 参与制定拆迁方案的听证会发表律师。1.9 核实拆迁方案与拆迁方案的合法性、完好性、可行性拆迁方案应载明如下事项：1.9.1 拆迁四至范围；1.9.2 拆迁房屋总建筑面积分别列出居住房屋与非居住房屋的详细数量及公房、私房、产和代产的详细数量；1.9.3 拆迁户数；1.9.4 拆迁限；1.9.5 拆迁范围分施行拆迁的情况；1.9.6 拆迁补偿安置资金总额的；1.9.7 申请拆迁答应证时首补偿安置资金到位数额、产权调换房屋的面积量与价值量及后续资金分到位方案；1.9.8 施行拆迁的方式；1.9.9 拆

32、迁方案是否已经列入本地经济开展方案和本的拆迁方案。1.9.10核实拆迁人是否有足额的拆迁补偿安置资金专用存款账户前述存款金额不得低于规定的补偿安置资金总额的比例。该存款金额与安置用房价值之和缺乏补偿安置资金总额的建立应当在拆迁方案中明确资金分到位的时间。1.9.11 核实用于产权调换房源的产权是否明晰、无权利负担。1.9.12核实用于产权调换房源的数量是否到达拆迁范围被拆迁人总户数的70用于产权调换房源是否符合质量平安及是否到达当地公共建筑设施配套要求。2律师代理拆迁人、拆迁在城房屋拆迁前准备阶段应当慎重注意的问题：2.1 律师应提示委托人拆迁主行政不得作为拆迁人也不得承受委托施行拆迁。2.2

33、 律师应提示委托人不得采用恫吓、胁迫以及停水、停电、停顿供气、供热等手段施行拆迁。2.3 律师应提示委托人须按照房屋拆迁答应证确定的拆迁范围施行拆迁不得擅自扩大或者缩小。确需扩大或者缩小拆迁范围的应当按规定规划、土地批准手续并向颁发该拆迁答应证的拆迁主行政申请变更拆迁范围。2.4 律师须提示委托人要在拆迁限内完成拆迁。确需延长拆迁限的应当在拆迁限届满日的15日前向拆迁主行政提出延拆迁申请区、房地应当在收到延拆迁申请之日起10日内给予答复。2.5 律师应提示委托人建立工程假设在拆迁限内发生转让应当经拆迁主行政同意后房屋拆迁答应证变更手续；拆迁主行政应当将变更后的房屋拆迁答应证的相关内容予以。建立

34、工程转让人尚未将拆迁补偿安置协议或者裁决载明的有关权利、义务履行完毕的由受让人继续履行；工程转让人与受让人应当书面被拆迁人、房屋承租人并自转让合同签订之日起30日内予以。2.6 律师应提示委托人拆迁补偿安置方案要符合的方针政策和法律规定的及本地的实际情况。如存在可能严重损害被拆迁人合法权益的情况经提示委托人回绝调整的律师应解除委托。1. Counsel demolition, demolition of housing units in the preparatory phase of the demolition work: 1.1 to verify the nature of the d

35、emolition of the land lots to determine the application of urban and rural housing demolition process. 1.2 verify the demolition, the demolition of the main unit and aptitude for, the demolition work to verify the appointment card and verify the demolition and the demolition of units signed by the d

36、emolition contract. 1.3 verify whether the demolition had been lawfully obtained the right to use state-owned land or on land requisition documents of ratification in accordance with the law and whether the publicity. 1.4 verify whether the demolition of the building project has been lawfully obtain

37、ed the approval document in accordance with the law and whether the publicity。1.5 verify whether the demolition had been legally acquired land for building and planning permits are in accordance with the law of publicity. 1.6 to investigate the demolition of basic human cases (four to the demolition

38、 of housing type, size, number of households, population, Laoruobingcan special objects, etc.). 1.7 in the planning and management departments to verify the issuance of building permits for planning to determine the scope of the demolition, the demolition of the units and individuals there for the f

39、ollowing activities: 220 lawyers suggested that clients should not use intimidation, coercion, as well as water, electricity, gas stop, heating, and other illegal means demolition. 230 lawyers suggested that clients should be determined in accordance with the housing demolition permit the demolition

40、 of the implementation of the demolition, will be allowed to expand or narrow. Where it is essential to expand or narrow the scope of the demolition, should be in accordance with the regulations for planning, land approval, and issued the demolition permit the demolition of the petent administrative

41、 authority for the demolition of the ange. 240 lawyers to be prompted to clients, it is necessary to plete the demolition of the demolition deadline. Where it is essential to extend the deadline for the demolition, the demolition should be on the expiration of the period on the 15th, to the demoliti

42、on of the petent administrative authorities postponed the demolition application, districts and counties in the premises, should be postponed demolition of applications received from the date of 10 days to respond. 250 lawyers should be prompted to clients in the construction project if the transfer

43、 occurred within the period of demolition, the demolition should be in arge of the executive agreement, the housing demolition permit for ange procedures; demolition of the petent administrative organs should be anged after the demolition of housing permits to the relevant content Notice. The transf

44、er of construction projects have not yet demolition will award pensation or resettlement agreement contained in the relevant rights and obligations of the end of the disarge from the assignee continue to perform; project assignor and the assignee should be notified in writing by the demolition, hous

45、ing tenant, and since Of the contract signed within 30 days from the date of public announcement. 260 lawyers should be prompted to clients, demolition pensation resettlement programme to meet the partys principles and policies and state laws and regulations of the actual local situation. There may

46、be seriously jeopardized if the demolition was the legitimate rights and interests of the situation, the tips, refused to adjust the client, lawyers should be lifted missioned.第三节 律师代理被拆迁人、房屋承租人在城房屋拆迁前准备阶段的工作1 核实拆迁人、拆迁的主体资格与资质核实拆迁工作人员的上岗证。2核实拆迁人是否已合法获得国有土地使用权批准。3核实拆迁人是否已合法获得建立工程批准。4核实拆迁人是否已合法获得建立用地规

47、划答应证。5核实拆迁答应证是否载明拆迁人、拆迁范围和拆迁限等事项并准确无误且委托人在该拆迁范围内。6参加制定拆迁方案或是否作出拆迁答应的听证会发表律师。7核实拆迁方案与拆迁方案的合法性、合理性、完好性、可行性拆迁方案与方案除了说明拆迁根据之外还应说明如下事项：7.1 拆迁四至范围；7.2 拆迁房屋总建筑面积分别列出居住房屋与非居住房屋的详细数量公房、私房、产和代产的详细数量；7.3 拆迁户数；7.4 拆迁限；7.5 拆迁范围有无分施行拆迁的情况；7.6 拆迁补偿安置资金总额的；7.7申请拆迁答应证时首补偿安置资金到位数额、用于产权调整房屋的面积量与价值量及后续资金分到位方案；7.8 施行拆迁的

48、方式。8核实拆迁人是否有足额的拆迁补偿安置资金专用存款账户前述存款金额不得低于应占补偿安置资金总额的比例该存款金额与安置用房价值之和缺乏补偿安置资金总额的建立应当在拆迁方案中明确资金分到位的时间。9核实用于产权调整房源的产权是否明晰、无权利负担。10核实用于产权调整房源的数量是否到达拆迁范围被拆迁人要求调换的数量安置房源是否符合质量平安及是否到达当地公共建筑设施配套要求。11奖励措施。12对特殊问题的应急。1. Verification of the demolition, the demolition of the main units for qualification and to ve

49、rify the demolition of staff appointment card. 2. To verify whether the demolition had been lawfully obtained the approval of state-owned land use rights documents. 3. To verify whether the demolition of the building project has been lawfully obtained the approval document. 4. To verify whether the

50、demolition of the building had been legally acquired land planning permits. 5. Demolition permit set out to verify whether the demolition, relocation and demolition of the deadline for su matters and accurate, and clients in the demolition range. 6. Participate in the development of the demolition p

51、rogramme or whether to permit the demolition of the hearing, a lawyer views. 7. Demolition and removal plan to verify the legitimacy of the programme, reasonable, integrity, feasibility, demolition plans and programmes that in addition to the demolition basis, should also provide information on the

52、following matters: the demolition of four to 7.1 range 7.2 demolition of housing a total construction area (out To housing and non-housing the specific number of public houses, Sifang, religious and middle-hosting the specific number); 7.3 aiqian Hu; demolition deadline 7.4; 7.5 demolition of whethe

53、r the phased implementation of the demolition; 7.6 demolition of the total amount of pensation for resettlement budget; 7.7 for the first phase of the demolition permit resettlement funds bee available the amount of pensation for the property rights of the housing adjustment Value and volume area, a

54、nd follow- financing plan in place in phases; 7.8 implementation of the demolition approa. 8. To verify whether the demolition of a full pensation for the demolition of resettlement funds for deposit accounts, the aforementioned amount of the deposit shall not be lower than the provincial and munici

55、pal governments on pensation for resettlement of the proportion of the total funds, the amount of the deposit with the placement of the value of space and inadequate resettlement pensation funds total And construction units should be clear in the demolition programme in the capital in phases in plac

56、e of time. 9. Verify the availability of adjustment for property rights is a clear property rights, no right to burden. 10. Verify the availability adjusted for the number of property whether the demolition of the demolition request was switing the number, placement availability pliance with nationa

57、l quality and safety standards and whether the local public facilities construction requirements. 11. Incentive measures. 12. The special problems of the contingency approa.第三章 房屋拆迁评估中的律师实务第一节 一般规定概念界定1. 房屋拆迁估价是指为确定被拆迁房屋货币补偿金额根据被拆迁房屋的区位、用处、建筑面积等因素对房地产价格进展的评估。2. 房屋拆迁估价时点为房屋拆迁答应证颁发之日农村房屋拆迁评估为征地公揭发布之日。

58、拆迁分施行的以当房屋拆迁答应证颁发之日为房屋拆迁估价时点。 3. 房屋拆迁估价的有效为房屋拆迁答应证的拆迁限。Definition 1. Valuation of house demolition, is to determine the amount of monetary pensation for demolition of housing, housing demolition was based on the location, use, construction area and other factors, the real estate market prices of the

59、 assesent. 2. Valuation de facto house demolition permits issued for the demolition of housing on the (rural land for housing demolition assesent of the date of public announcement). The phased implementation of the demolition, to the current housing demolition permits issued for housing demolition

60、of the date of valuation de facto. 3. Valuation report of the housing demolition of housing demolition permit is valid for the duration of the demolition.第二节 拆迁估价机构确实定1房屋拆迁估价机构的从业资格 律师应提示委托人：从事房屋拆迁估价的房地产估价机构应当具有经拆迁主依法核准的房屋拆迁估价资格。未获得房屋拆迁估价资格的房地产估价机构不得承受房屋拆迁估价委托、出具估价或价格咨询。跨从事房屋拆迁估价的房地产估价机构应当向当地拆迁主依法备案

61、。2房屋拆迁估价机构的产生根据有关规定估价机构的产生有三种方式一般采取被拆迁人投票的方式也可以由拆迁当事人通过协商一致或者抽签方式确定估价机构。采取投票方式的根据结果按照简单多数的原那么一般情况下得票数第一位的为拆迁范围的估价机构第二位的为重新估价机构。拆迁人应将投票结果进展。采用协商或抽签方式确定估价机构的可同时确定重新估价机构。3拆迁估价委托 同一拆迁范围内一般情况下只能委托一家估价机构进展估价并与其签订书面的房屋拆迁估价委托合同。在签订房屋拆迁估价委托合同时律师应核实如下内容：3.1 核实双方当事人的主体资格。3.2 委托范围是否是在房屋拆迁答应证确定的拆迁范围内。3.3 委托估价的被拆

62、迁房屋的性质、用处、面积。3.4 估价的价值及估价方式。3.5 需要双方当事人提供的资料及提供方式。3.6 估价的交付日。3.7 酬金及支付方式。3.8 违约责任。3.9 争议的解决方式。3.10 其他需要约定的事项。1. Housing demolition of the valuation and the quality of lawyers should be prompted to clients: housing demolition in the valuation of real estate appraisal institutions, the demolition shou

63、ld be approved by the petent authorities in accordance with the law for the demolition of valuation. The lack of housing demolition of valuation for the real estate appraisal institutions and shall not accept the valuation missioned by the demolition, or price valuation report issued by the Advisory

64、 report. Urban housing demolition in the provinces of the valuation of real estate appraisal institutions, the demolition should be given to local authorities according to law filing. 2. Housing demolition of a valuation in accordance with the relevant agencies, have a valuation of the three methods

65、 generally taken by the demolition of the vote, also by the demolition of the parties by consensus or by drawing lots determine valuation agencies. Take the poll, according to results of the tender, in accordance with the principle of a simple majority, under normal circumstances the first votes for the demolition of the valuation, the second position for the re-valuation of institutions