JP2006053878A - Method for carrying out competitive estimate of mediation condition for object intended to be sold - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To provide a method for carrying out a competitive estimate of a mediation condition for an object intended to be sold, wherein even a small corporate structure is allowed to easily receive a direct estimate request from a sales applicant and easily receive the order thereof. <P>SOLUTION: This application provides this method for carrying out a competitive estimate of a mediate condition for an object intended to be sold, wherein a computer system operated by a third party stores, as history, respective processes from the competitive estimate request to mediation contract termination which is executed between a sales applicant and a mediator, whereby the sales applicant can easily receive a document related to mediation performance and mediation capability of the mediator in addition to the estimate 3 of the mediation condition submitted by the mediator, and the mediator can easily receive a direct request from the sales applicant and receive the order thereof. <P>COPYRIGHT: (C)2006,JPO&NCIPI

Description

The present invention relates to a method for estimating a competition condition of a brokerage condition for a property desired for sale using a computer system, and in particular, a candidate for sale can estimate a brokerage record and a brokerage ability of a broker before applying for a brokerage contract. The present invention relates to a method for estimating competition for various brokerage conditions.

Conventionally, it is known that an intermediary company advertises its own intermediary performance and high intermediary ability using various media.

However, there is a problem in the advertisement by the broker itself that the applicant for sale is not enough to measure its authenticity. For this reason, there are cases where the criteria for selecting a broker who wants to sell or to apply for a contract is the name of the broker and the brokerage conditions rather than the brokerage performance and brokerage ability of the broker. The time to sale may be significantly longer than expected. In addition, there is a problem that the mediators themselves may not be sufficient as an advertising method for the brokers to accept the claims of their brokerage performance and the high level of mediators as claimed. . Especially for small brokers who are difficult to spend advertising expenses, it may be difficult to receive a request for quotation directly from general sellers even if they have a lot of brokerage experience and high brokerage ability. There is a problem.

The present invention has been made in view of the above-described problems. The purpose of the present invention is to provide a computer system operated by a third party for a sales applicant and an intermediary between the sales applicant and the intermediary. By storing each process from the request for a competitive quotation to the termination of the brokerage contract as a history, in addition to estimating the brokerage conditions submitted by the broker, Brokerage to select the most suitable broker for each individual applicant for sale, such as the number of successful brokerages in the past and the percentage of the number of contracts, the time it took to sell successfully for each project In addition to providing information on the results and intermediary ability, in addition to the property information on the property to be sold, for which the applicant for sale requests an estimate of the mediation conditions, Such as the number of times a person has made a competitive quotation request in this system, the ratio of applying for a brokerage contract for the submitted quotation, and the ratio of brokerage contracts established for the number of brokerage contract applications Provides materials to infer whether or not the person who really wants to sell is cold or serious, and how accurate the explanation of the property requested for sale is requested, and sells even small business forms It is an object of the present invention to provide a method for making a competitive estimate of an intermediary condition for a desired property for sale, which is easy to receive a direct request for a request from an applicant and to receive an order.

In order to solve the above-mentioned problem, in the invention according to claim 1, in the method of performing competitive estimation of the brokerage conditions for the property to be sold by the computer system, the property to be sold Prompting entry of property information on the property, prompting input of a competition estimate request for mediation conditions for the entered property information, part of the history of brokerage information preliminarily stored and brokerage conditions entered by the broker While inquiring about all of them, make an input at the stage of prompting entry of brokerage contract application by selecting from the estimate of brokerage conditions entered by one or more brokers and at the stage of prompting entry of brokerage contract application In the meantime, it has a function to store the brokerage contract application as a history with respect to the brokerage agent that is the brokerage contract application destination. Prompt to inquire about the property information and competitive quotation request for the property that the seller wants to sell, while also encouraging the user to enter an estimate of brokerage conditions and to prompt the inquiry of the brokerage contract application entered by the seller On the other hand, for those who want to sell, for brokers, or for both, we will prompt you to enter a brokerage success report or brokerage failure report, and enter a brokerage success report or brokerage failure report. A function of storing a brokerage success report or a brokerage failure report as a history with respect to a broker who is a brokerage contract application destination when input is made at the prompting stage. In the invention described in claim 2, a history of a competition request for a seller who has entered a request for a competition estimate when inputting the request for a request for a request for a request for sale is entered. As a history of brokerage contract applications for both the sales applicant who entered the brokerage contract application and the brokerage contractor who entered the brokerage contract application. On the other hand, with respect to the broker, a part of the history regarding the property information and the contention request for the sales request of the sales applicant who entered the contention request, and the content of the sales requester stored in advance. While prompting inquiries about all of them, regarding the applicants for sale who are the submitters of quotations when they are entered at the stage of prompting for the input of brokerage conditions and the stage of prompting for the input of brokerage conditions A function to store an estimate of brokerage conditions as a history, while prompting the seller to input a brokerage success report or brokerage failure report to the broker, or to both It has a function of storing a brokerage success report or a brokerage failure report as a history for both the sales applicant who entered the brokerage contract application at the stage and the brokerage agent who is the brokerage contract application destination. And In the invention described in claim 3, a step of prompting the sales applicant, the broker, or both to input a brokerage contract establishment report or a brokerage contract failure report; It has a function of storing a brokerage contract establishment report or a brokerage contract failure report as a history with respect to a brokerage agent to which a brokerage contract application is made when input is made at the stage of prompting entry of a contract conclusion report or brokerage contract failure report. And In the invention described in claim 4, a step of prompting the sales applicant, the broker, or both to input a brokerage agreement report or a brokerage agreement failure report; The brokerage agreement report or brokerage agreement for both the sales applicant who entered the brokerage contract application and the brokerage agent that is the brokerage contract application destination when entering the contract establishment report or brokerage contract failure report. And a function of storing the failure report as a history. The invention according to claim 5 is characterized in that the property information includes human resource information of job seekers.

According to the first aspect of the present invention, when the applicant for sale selects a broker who is a brokerage contract application destination, in addition to the broker's estimate, the history of brokerage contract application related to this broker and the success of brokerage You can query the history of reports and brokerage failure reports. With this, it is possible to know the ratio of the number of brokerage success reports related to brokers out of the number of brokerage contracts applied for brokerage contracts, and the time taken from brokerage contract application to brokerage success report for each case. Yes, it can be used as a material for deciding whether or not to apply for a brokerage contract with a broker and whether or not to apply for a broker. In addition, according to the method of charging the system usage fee to the system user, the person who makes the brokerage success report or brokerage failure report can be the sales applicant, the brokerage agent, or both. It is possible to define a person who performs a brokerage success report or a brokerage failure report for each type of property. According to the invention described in claim 2, when the broker submits an estimate in response to the competitive quotation request, the property information and the competitive quotation request about the property desired to be sold by the sales applicant who has made the competitive quotation request. In addition, it is possible to inquire about the history of the competitive quotation request regarding the applicant for sale, the history of the brokerage condition estimate, the history of brokerage contract application, and the history of brokerage success report and brokerage failure report. As a result, the number of cases where the applicant for sale requested a competition estimate, the ratio of the number of submissions for the brokerage condition of that number, and the number of cases where the candidate for sale submitted the estimate of the brokerage condition. The ratio of the number of contracts applied, the ratio of the number of successful brokerage reports for prospective sellers out of the number of brokerage applicants applying for brokerage contracts, and the brokerage contract application to brokerage success report for each project This information can be used as data for deciding whether or not an intermediary will submit an estimate and the content of the estimate when submitting an estimate. According to the invention described in claim 3, in addition to the history relating to the brokerage agent according to claim 1, the brokerage contract establishment report relating to the brokerage agent is selected when the applicant for sale selects the brokerage agent who is the partner of the brokerage contract application. And the history of brokerage failure report. As a result, the ratio of the number of brokerage contracts established among the number of brokerage contracts submitted by the broker that submitted the estimate, the ratio of the number of successful brokerage reports out of the number of brokerage contracts established, It is possible to know the time taken from the brokerage contract application to the brokerage contract establishment report and the time taken from the brokerage contract establishment report to the brokerage success report. It can be used as data for deciding whether or not to apply and an intermediary when applying. According to the invention described in claim 4, when the broker submits an estimate in response to the competitive quotation request, in addition to the history regarding the sales applicant according to claim 2, the brokerage contract establishment report regarding the sales applicant And the history of brokerage failure report. As a result, the ratio of the number of brokerage contracts established among the number of applicants who applied for brokerage contracts, the ratio of the number of successful brokerage reports among the number of brokerage contracts established, and the brokerage contract for each project It is possible to know the time taken from the application to the brokerage contract establishment report and the time taken from the brokerage agreement establishment report to the brokerage success report. Whether the broker submits an estimate and the contents of the estimate It can be used as a material for determining

As described above, according to the present invention, a computer system operated by a third party for a sales applicant and an intermediary company ends the brokerage contract from a competitive quotation request performed between the sales applicant and the brokerage company. In addition to estimating the brokerage conditions submitted by the broker, the broker successfully completed the brokerage of sales in the past in this system. Providing data on intermediary performance and intermediary ability to select the most suitable intermediary for each individual applicant for sale, such as the number of transactions made and the percentage of contracts, and the time it took to successfully sell each transaction At the same time, in addition to the property information on the property to be sold for which the seller wants to request an estimate of the brokerage conditions, the seller wants the seller to compete in the past in this system. The number of applicants for sale, the ratio of applying brokerage contracts to the submitted quotation, the ratio of brokering contracts established to the number of brokerage contract applications, and so on. In addition to providing materials to infer the accuracy of the description of the desired property or the property requested for sale, and even if it is a small business, it receives a request for quotation directly from the applicant for sale. It is possible to provide a method for making a competitive estimate of brokerage conditions for a property desired for sale that is easy to receive an order.

First, before describing the embodiments of the present invention, the positioning of the present invention will be described. Both the prospective seller and the broker will be responsible for notifying their potential partners and their counterparts of their contract negotiation history and the history of successful and unsuccessful contracts. It is considered that the above-mentioned benefits can be obtained by disclosing to the three parties. The present invention is a part corresponding to such a third party.

Next, the gist of configuring the embodiment of the present invention will be described. The history of each process from the request for quotation to the termination of the brokerage contract between the prospective seller and the broker is not normally reported to a third party, but this is done through a computer system operated by the third party. Done or reported and stored as a history in the computer system. The memorized history is for those who wish to sell, the computer system is used to inquire about the broker who submitted an estimate of the brokerage terms before applying for the contract, and the broker wants the seller to request a competitive quotation before submitting the quote. Inquires about the person on the computer system.

Next, an overall configuration and an embodiment of the present invention will be described below with reference to the drawings. FIG. 1 is a block diagram showing the configuration of the present embodiment. In this figure, reference numeral S1 denotes a server, which is connected to the Internet via a route control device and a communication line, performs processing based on a request from the terminal, and returns the result to the terminal. Symbols T1, T11, T12,... Are various terminals, which are connected to the Internet like the server S1, make a request to the server, and display information returned from the server. The terminals T1, T11, T12,... Each include a display device such as a CRT and an input device such as a keyboard and a mouse. The terminal T1 is a terminal used by the system operator and has a printer P1 attached. Terminals T11, T12,... Are terminals used by sales applicants or brokers.

Next, a detailed configuration of the server S1 will be described. FIG. 2 is a block diagram showing the configuration of the server S1. The server includes a control device S2 including a CPU, a memory, and the like, and an input / output control device S3 that controls input / output of data with a terminal connected via the Internet, and storage devices S11 and S21 to S27. Files F21 to F27 are stored in the storage devices S21 to S27.

Next, the storage device will be described. The main program is stored in the storage device S11, and in addition to the control functions for each stage and each function described in the claims, the control function for input / output data transferred between the file management function and the terminal is displayed on the terminal. A function for generating display data is provided.

FIG. 3 is an ER diagram showing the configuration and relationship of files stored in the storage devices S21 to S27. The storage device S21 stores a report method definition file F21, and the report method definition file includes a property type and a report method. The type of property is, for example, real estate, automobiles, job applicants, etc., or a subdivision of these, and the reporting method is a broker who wants to sell a brokerage agreement report, a brokerage agreement failure report, a brokerage success report, or a brokerage failure report. Defines whether the broker or broker will do it, or both. An intermediary file F22 is stored in the storage device S22, and the intermediary file includes information specific to the intermediary such as an intermediary ID, a password, a company name, an address, and a telephone number for each intermediary. The storage device S23 stores an intermediary handling property type file F23, and the intermediary handling property type file includes a combination of an intermediary ID and the type of property handled by the intermediary. A storage applicant file F24 is stored in the storage device S24, and the sales applicant file is composed of information unique to the seller, such as a sales applicant ID, password, name, address, and telephone number for each sales applicant. Is done. A competition estimate request file F25 is stored in the storage device S25. The competition estimate request file includes a sale applicant ID, a competition estimate request date and time, a location and type and description of the sale desired property, and an estimate deadline. Consists of information related to a competitive quotation request. The estimate file F26 is stored in the storage device S26, and the estimate file includes a sale applicant ID, a competition estimate request date and time, an intermediary ID of an intermediary that has submitted an estimate, an estimate content, and an expiration date. It consists of information about estimates. The application item file F27 is stored in the storage device S27, and the application item file includes a sales applicant ID, a competition estimate request date and time, an intermediary contractor ID of an intermediary contract application destination, and an intermediary contract application or brokerage contract establishment. A contract application such as the status that holds whether the report or brokerage failure report or brokerage success report or brokerage failure report has been made, and whether the input was made by the sales applicant or broker, and application / report date Consists of information about closed projects.

Next, the operation of this embodiment will be described. FIG. 4 is a diagram showing a flow of operations from a competition estimate request to a success report of mediation in this embodiment.

Before explaining each process described in FIG. 4, registration of a sales applicant and an intermediary will be described first. There may be a method of registering online by entrusting authentication to a collection agency service or an Internet bank, but in this embodiment, registration of the applicant for sale and the broker in the server S1 is triggered by mailing the application form to the system operator. Assuming that the system operator performs, the identity verification is performed by returning the ID and password to the address of the registration requester.

The registration of applicants for sale will be described in detail. The system operator inputs specific information such as name, address, and telephone number in the application form mailed by the applicant for sale on the screen shown in FIG. 5 on the terminal T1 of the system operator, and the registration / print button When is pressed, the ID and password are generated by the server, and the information is registered in the sales applicant file and printed by the printer P1. This printed matter will be returned to the address indicated on the application form as a notification of completion of registration to the applicant for sale.

The registration of the broker will be described in detail. The system operator inputs specific information such as company name, address, and telephone number in the application form mailed by the broker and the type of property to be handled on the screen shown in FIG. 6 on the terminal T1 of the system operator. Then, an ID and a password are generated by the server, and these pieces of information are registered in the broker file and the broker handling property type file, and are printed by the printer P1. This printed matter is returned to the address indicated in the application form as a notification of registration completion to the broker. The system operator registers the combination of property type and reporting method in the reporting method definition file in advance, and in the screen shown in FIG. 6, a method of selecting from the property type registered in the reporting method definition file Input with.

Describe login. When the seller or brokerage agent uses the terminals T11, T12,... To use the ID and password sent by the system operator on the screen shown in FIG. If the password is correct against the sales applicant file or broker file, the system is logged in, and the screen shown in FIG. 8 is displayed for the sales applicant and the screen shown in FIG. 10 is displayed for the broker. Is done.

Each process described in FIG. 4 will be described. Describes the creation of property information and a request for a competitive quotation performed by a person who wants to sell. In the present embodiment, the input of property information and the input of a competitive quotation request are performed in one stage. That is, the property information is input on the screen shown in FIG. 9 which is changed by pressing the property information new creation button on the screen shown in FIG. 8, and the contention request button is pressed. In the screen shown in FIG. 9, the person who wants to sell selects the type of property registered in the broker handling property type file. When the competitive quotation request button is pressed, the property information and the competitive quotation request are stored in the competitive quotation request file, and at the same time the terminal used by the broker that matches the property type in the broker handling property type file, The competitive quotation request is inquired on the screen shown in FIG. An embodiment is also possible in which a mediation area is set for each broker and only the competitive quotation request in which the location of the property matches the broker is disclosed to the broker.

The brokerage condition estimation performed by the broker will be described. In the screen shown in FIG. 10, by pressing the detail button on the right side of the table for each competition estimation request listed in the list of competition estimation requests, the screen changes to the screen shown in FIG. On this screen, it is possible to inquire about the information on the applicant for sale file, the property information in the competition estimate request file, and the history of the seller who made the competition estimate request. This history is information obtained by calculating the data extracted from the competitive quotation request file, the quotation file, and the application item file, and the extracted data. If the broker is to estimate the brokerage conditions, enter the details and press the estimate button. As a result, the content of the mediation condition estimate is stored in the estimate file. In the total of the estimate reception column of the screen shown in FIG. 11, the number of competition estimate requests that received the estimate of the mediation condition is displayed. Note that an embodiment in which the name, address, and telephone number of the sales applicant are not displayed on the screen shown in FIG. Further, in the present embodiment, on the screen shown in FIG. 11, only the history that matches the type of the property of the request for competitive quotation is referred to, and the history that is different in the property type is not inquired.

By inputting the purchase price, instead of inputting the brokerage condition in the estimate contents, the reseller or the like can make a purchase offer mixed with the broker.

Explain the brokerage contract application that the seller wants to sell. The competitive quotation request that has received the quotation has a status of quotation in the table of the screen shown in FIG. By pressing the detail button on the right side of the screen, the screen transitions to the screen shown in FIG. On the screen shown in FIG. 12, the contents of one or a plurality of brokerage condition quotations and the history of brokers who have made the quotations can be referred to in a list. The estimate of the mediation condition is extracted from the estimate file. The history is data extracted from the application item file and information obtained by calculating the extracted data. If the seller wants to apply for a brokerage contract, he presses the contract application button of the broker who wants to apply. As a result, the contract application is stored in the application item file. An embodiment in which the broker's company name, address, and telephone number are not displayed on the screen shown in FIG. 12 and is disclosed to the applicant for sale at the time of applying for a contract is also possible. Further, in the present embodiment, on the screen shown in FIG. 12, it is assumed that only the history that matches the type of property of the competition estimate request is inquired, and the history that has a different property type is not inquired.

Explain the contract report that is offered by the seller or broker or both. The case for which the contract application has been made is displayed in the table of the case for which the brokerage contract application has been made on the screen shown in FIG. When the details button on the right side of the screen is pressed, the establishment report or the non-establishment report is input for the application case for which the contract application is made on the screen shown in FIG. In the present embodiment, the broker will do this. When a report is input, a brokerage contract establishment report or a brokerage contract failure report is stored in the application item file. In the embodiment in which the sales applicant reports, the information on the broker file is displayed at the top of the screen shown in FIG. 13 instead of the information on the sales applicant file.

The brokerage success report or brokerage failure report performed by the seller or broker or both will be described. In the present embodiment, regarding the application for which a contract has been made, the applicant for sale inputs a report on the screen shown in FIG. 14, and the brokerage agent inputs a report on the screen shown in FIG. When the report is input, the mediation success report or mediation failure report is stored in the application item file. In the present embodiment, only when both the sales applicant and the intermediary perform the success report, the history is treated as the intermediation success report. In this embodiment, the broker failure report is input only by the broker.

The screen shown in FIG. 16 is an end item confirmation screen for the broker. In the end case confirmation screen for the sales applicant, information on the broker file is displayed at the top of the screen shown in FIG. 16 instead of the information on the sales applicant file.

It is a block diagram which shows the structure of one Embodiment in this invention. It is a block diagram which shows the structure of the server in the embodiment. It is an ER figure which shows the structure and relationship of a file in the embodiment. It is a figure showing the flow of the work from a competition estimate request in the embodiment to a mediation success report or a mediation failure report. It is a figure for demonstrating the structure of the sales applicant registration screen in the embodiment. It is a figure for demonstrating the structure of the broker registration screen in the embodiment. It is a figure for demonstrating the structure of the login screen in the embodiment. It is a figure for demonstrating the structure of the menu screen for the sales applicant in the same embodiment. It is a figure for demonstrating the structure of the screen which accelerates | urge | promotes the input of the property information and competition estimate request in the embodiment. It is a figure for demonstrating the structure of the menu screen for the broker in the same embodiment. It is a figure for demonstrating the structure of the screen which prompts input of the estimate in the embodiment. It is a figure for demonstrating the structure of the screen which prompts input of the brokerage contract application in the embodiment. It is a figure for demonstrating the structure of the screen which accelerates | stimulates the input of the brokerage agreement completion report or the brokerage agreement non-fulfillment report in the embodiment. It is a figure for demonstrating the structure of the screen which prompts the input of the mediation success report for the sales applicant in the same embodiment. It is a figure for demonstrating the structure of the screen which prompts the input of the mediation success report or mediation failure report for the mediator in the same embodiment. It is a figure for demonstrating the structure of the completion | finish item confirmation screen for the broker in the same embodiment.

Explanation of symbols

S1... Server S2... Control device S3... Input / output control devices S11, S21 to S27... Storage devices F21 to F27. Printers T11 to T14 attached to the terminal. Terminals used by sellers or brokers

Claims (5)

In the method of estimating competition conditions for brokerage properties for sale using a computer system, the sales applicant is prompted to enter property information for the property they want to sell, and the competition estimate for brokerage conditions for the entered property information. Prompt for inquiries about the stage of prompting the request, the estimate of brokerage conditions entered by the broker, and some or all of the history of brokers stored in advance, while the brokerage conditions entered by one or more brokers When you enter the brokerage contract application by selecting from the quotations, and when you enter the brokerage contract application input stage, the brokerage contract application is stored as a history for the brokerage contractor. For the broker, the property information about the property to be sold and the contention request for the request of the sales applicant who entered the contention request While prompting the user to enter an estimate of the brokerage terms and prompting the customer to query the brokerage contract application entered by the applicant for sale. For both or both, the brokerage agent who is the brokerage contract application recipient when entering the brokerage success report or brokerage failure report and at the stage prompting the brokerage success report or brokerage failure report. A method for performing competitive estimation of brokerage conditions for a property desired for sale, comprising a function of storing a brokerage success report or a brokerage failure report as a history for a trader. For sellers who wish to enter a competitive quotation request, a function to store the competitive quotation request as a history for the applicant who has entered the competitive quotation request when entering it and a brokerage contract application input It has a function to store the brokerage contract application as a history for both the sales applicant who entered the brokerage contract application at the prompting stage and the brokerage agent who is the brokerage contract application destination. In response to a request for a sale request for a sale requester who entered a request for a competition estimate, the inquiry about the property information about the sale desired item, a request for a competition estimate, and a part or all of a history of the sale applicant stored in advance is promoted, while Store the brokerage estimate as a history for the applicant who wants to sell the quotation when the input is made at the stage of prompting input of the brokerage and the stage of prompting the input of brokerage estimate On the other hand, when an input is made at the stage of prompting the user to enter a brokerage success report or brokerage failure report for the applicant for sale, the broker, or both The function of storing a brokerage success report or a brokerage failure report as a history with respect to both the sales applicant who has entered the brokerage contract application and the brokerage agent who is the brokerage contract application destination. To estimate competition conditions for brokerage properties for sale. Prompt the sales applicant, the broker, or both to prompt the brokerage contract establishment report or brokerage contract failure report input, and the brokerage contract establishment report or brokerage contract failure report input 2. The desired property for sale according to claim 1, further comprising a function of storing a brokerage contract establishment report or a brokerage contract failure report as a history with respect to the broker who is a brokerage contract application destination at the time of input. A method to estimate the competition of mediation conditions for. Prompt the sales applicant, the broker, or both to prompt the brokerage contract establishment report or brokerage contract failure report input, and the brokerage contract establishment report or brokerage contract failure report input It has a function to store a brokerage agreement establishment report or brokerage agreement failure report as history for both the sales applicant who entered the brokerage agreement application at the stage and the brokerage agent who is the brokerage agreement application destination. A method for performing competitive estimation of mediation conditions for a desired property for sale according to claim 2. The method for performing competitive estimation of mediation conditions for a property desired for sale according to claim 1, 2, 3, or 4, wherein the property information includes human resource information of a job applicant.

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