JP2002007541A - Method and system for real estate selling and buying brokerage, and recording medium - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a real estate selling and buying brokerage method, etc., which can properly be applied to brokerage of selling and buying real estate by properly connecting a seller and a buyer of real estate to each other. SOLUTION: This real estate selling and buying brokerage method is used for brokerage of selling and buying real estate by using a system constituted so that a server device 1 and client devices 2 can communicate with each other through the Internet 3, and has a step where specific information regarding an agent for real estate dealing is registered, a step where specific information regarding an application for real estate dealing from a seller or buyer of real estate is registered, and a step where the registered agent is introduced to the seller or buyer having applied for the real estate dealing.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a real estate sales brokerage method for brokering real estate sales. In addition, the present invention relates to a real estate sales intermediary system for realizing such a real estate sales intermediation method, and a computer-readable recording medium storing a program.

[0002]

2. Description of the Related Art There are many real estate transactions today. In order to carry out this real estate transaction smoothly and appropriately, a real estate agent (eg, a residential land and building broker) that can collect information about real estate and evaluate the value of the real estate based on their expertise Existence is important. In particular, under the situation where the disposal of non-performing loans has progressed in recent years, the demand for buying and selling real estate has increased, and the role of an intermediary has become more important.

[0003] Conventionally, buying and selling of real estate through this intermediary has been performed as follows. First, real estate sellers
A mediator is searched for in real estate magazines and advertisements, and the mediator directly accesses the mediator by telephone, visit, or the like, and conveys information on the real estate (sale property) to be sold. Then, the mediator investigates the property for sale, discusses the sale conditions with the seller based on the result of the investigation, and when the sale conditions are determined, announces the details to a specialized magazine or newspaper. On the other hand, the buyer who wishes to purchase the for-sale property directly accesses the intermediary in the same manner as the seller, and informs the conditions of the for-sale property which he / she wishes to purchase. Then, the intermediary investigates the real estate value and the like of the property desired by the buyer and discusses the purchase conditions with the buyer. After that, the seller's intermediary and the buyer's intermediary negotiate, and if necessary, adjust the sale conditions and purchase conditions again, and if both conditions agree with each other, establish a sales contract. Then, the mediator acquires a brokerage commission from the seller or the buyer (hereinafter, the seller and the buyer are referred to as “sellers” as necessary).

[0004]

However, such a conventional real estate trading system has many problems as described below. First, because of the poor aptitude of the mediator,
In some cases, appropriate mediation was not performed. That is, since the buyer had to search for the intermediary by himself / herself using a specialized magazine or the like, it was difficult to determine the quality of the intermediary and whether or not the intermediary was suitable for the transaction desired by himself / herself. .
As a result, there is a case where the broker is entrusted to an intermediary having no intermediary ability or an unsuitable intermediary, so that it is not possible to buy and sell as desired.

[0005] Also, especially when the intermediary is a large company,
One intermediary may concurrently act as an intermediary between the seller and the buyer, and in this case, the intermediation may be performed under adverse conditions for either the seller or the buyer. That is, in this case, the intermediary considers that it is only necessary to obtain profits from either the seller or the buyer, and sometimes proceeds with the contract on a condition that is disadvantageous to the other.

[0006] On the other hand, there is a problem that the mediator cannot collect enough information of the buyer because there is no opportunity to introduce himself / herself other than posting an advertisement in a specialized magazine. In addition, if the buyer directly accesses the broker, the broker must bear the burden of the broker, because the broker must perform all the credibility of the buyer and the investigation of the property that the buyer wants to buy and sell. Is extremely large.

[0007] In addition, when a buyer purchases a real estate property, it is often necessary to obtain a loan for a real estate purchase from a lender such as a financial institution. May not have sufficient ability or information to perform In such a case, the buyer has to ask the intermediary for the investigation of the real estate property or the like, and at the same time, has to search for the lender himself, which is extremely inconvenient.
Therefore, there has been a demand for a method and a system capable of making an intermediary request in a form in which purchase of a real estate property and financing thereof are integrated.

[0008] The present invention has been made in view of the above-mentioned problems, and it is possible to appropriately link a real estate seller and an intermediary, and to request intermediation in a form in which real estate purchases and financing are integrated. It is an object of the present invention to provide a real estate intermediary method, a real estate intermediary system for realizing this method, and a computer-readable recording medium recording a program.

[0009]

In order to achieve the above object, a real estate sales intermediation method according to claim 1 is configured by connecting a server device and a plurality of client devices so as to be communicable over a network. A real estate sales intermediary method for real estate sales intermediation using the provided system, wherein a server device registers predetermined information on a real estate sales intermediary, and a real estate seller or buyer's offer for real estate sales is provided. If so, the step of registering the predetermined information on this offer and the seller or buyer making the offer for sale
Introducing the registered mediator.

[0010] Conventionally, real estate buyers and sellers had to search for an intermediary by themselves. On the other hand, according to the present method, an intermediary is registered in advance, and the intermediary is introduced to the buyer who has made an offer regarding real estate sales. Therefore, the buyer does not have to search for an intermediary himself, and can buy and sell real estate more easily. Further, it is possible to easily access many intermediaries that could not be met in the past, and to search for an intermediary more suitable for oneself and request intermediation.

[0011] In addition, in the past, there was no opportunity for an intermediary to introduce himself except for posting an advertisement, but in the present method, a seller can introduce himself / herself. You have access to more buyers and more opportunities to broker your trades. Real estate brokers mainly mean those who have public qualifications for real estate brokerage, such as real estate brokers. It may include anyone who does.

[0012] In addition, the real estate sales intermediation method according to claim 2 is a real estate sales intermediation method according to claim 1, wherein
In the step of registering the information on the intermediary, a check is performed on the suitability of the intermediation of each intermediary, and only the information on the intermediary that has passed this examination is registered.

[0013] Conventionally, since the buyer himself / herself searched for an intermediary, it was necessary to make a judgment on the suitability of the intermediary himself. On the other hand, according to the present method, an examination of the suitability of the intermediary by the intermediary is performed, and only the intermediary that passes this examination is registered. Therefore, only the broker who passed the examination is introduced to the buyer, and the buyer does not need to judge the suitability of the broker himself, so that a more reliable real estate sales broker can be performed. Further, in this case, the review of the intermediary is performed intensively by the system opener, so that this review can be performed more accurately.

According to a third aspect of the present invention, in the real estate trading intermediation method according to the first or second aspect, in the step of registering an offer relating to real estate trading, an examination is made on the suitability of each offer. It is characterized in that only information relating to an offer that has passed this examination is registered.

Conventionally, an intermediary had to judge the suitability of the offer for sale of real estate.
On the other hand, according to the present method, a review on the suitability of the offer is performed, and only the offer that passes this review is registered. Therefore, the broker will be introduced to the buyer only when there is an offer that passes the examination, and the broker will not need to judge the suitability of the offer, and will perform more reliable real estate sales brokerage be able to. Further, in this case, since the examination of the offer for real estate sale is intensively performed by the system opener, this examination can be performed more accurately.

According to a fourth aspect of the present invention, there is provided a real estate trading intermediation method according to any one of the first to third aspects, wherein the server device relates to a real estate auction from a seller or an intermediary thereof. Registering and announcing the information when the information is presented; registering the information when a buyer or an intermediary presents the information on the bidding for the real estate; and Determining a buyer to which the real estate is to be sold on the basis of the real estate.

This concretely shows an example of a buying and selling method in a real estate trading intermediary method. By buying and selling a real estate in an auction form in this way, it is possible to ensure the fairness of the property and make agreement between the seller and the buyer. It is possible to form a real estate transaction with a high probability.

According to a fifth aspect of the present invention, there is provided the real estate trading intermediation method according to any one of the first to fourth aspects, wherein after the real estate has been sold, the seller or the buyer can enter his or her own. A step of paying a predetermined commission to an intermediary that brokers the sale of real estate, and a step of the intermediary of the seller or buyer paying a predetermined commission to a system opener who introduced himself to the seller or buyer. .

This shows an example of a fee collection form in the present method. According to this method, the intermediary can get commission income from the buyer and seller, and the establisher can get commission income from the intermediary. Therefore, incentives for providing high-quality services can be secured for each of the mediator and the establisher.

According to a sixth aspect of the present invention, there is provided a real estate sales and mediation method for realizing real estate sales and mediation using a system configured by communicably connecting a server device and a plurality of client devices via a network. In the method, the server device searches for a loan satisfying the desired loan condition by a predetermined method based on a desired loan condition for receiving a real estate loan, presented by a buyer or an intermediary of the buyer. Generating the screen data for notifying the buyer or the buyer's intermediary of the contents of the searched loan, or the contents of the searched loan and the desired loan condition, and the screen data To the client device of the buyer or the buyer's intermediary.

The present invention relates to a method capable of integrating real estate financing in addition to buying and selling real estate. According to this method, the contents of the loan satisfying the desired loan condition are notified by presenting the desired loan condition, so that an appropriate loan can be easily searched from a wide range of loan information. In particular, instead of searching for loans individually, it is possible to perform an integrated search on the real estate trading system, so that property information and loan information can be presented together with buyers and intermediaries to purchase and sell real estate. And the customer satisfaction (CS) can be improved. In addition, real estate financing means that, for the purpose of purchasing or renting real estate, money, personnel, materials, and the like necessary to achieve this purpose are received.

[0022] The method for brokering real estate according to claim 7 is a method for brokering real estate according to claim 6, wherein
In the step of generating the screen data, the screen data includes an examination request instruction unit for requesting a lender to perform a loan examination, and the examination request instruction unit via a client device of a buyer or an intermediary of a buyer. Transmitting a request for loan examination to the client device of the lender when is selected.

This relates to a method capable of requesting a loan examination in addition to a loan search. According to this method, the screen for notifying the search result of the loan includes the examination request instructing unit for requesting the loan examination, and by selecting this examination request instructing unit, the request for the loan examination is made. Is sent to the lender. Therefore, the request for loan examination can be performed in an integrated manner on the real estate trading system, so that the convenience of real estate trading can be further improved, and the customer satisfaction can be further improved.

[0024] In the real estate trading intermediation method according to claim 8, in the real estate trading intermediation method according to claim 6 or 7, in the step of generating the screen data,
The screen data includes a loan contract application instruction unit for applying for a money consumption loan contract to the lender, and when the loan contract application instruction unit is selected via the client device of the buyer or the mediator of the buyer. Transmitting a request to apply for a monetary loan contract to the client device of the lender.

This relates to a method capable of applying for a loan contract for money consumption in addition to a search for a loan. According to this method, the screen for notifying the search result of the loan includes the loan contract application instruction unit for applying for the money consumption loan contract, and by selecting this loan contract application instruction unit, the money consumption loan contract is selected. Is sent to the lender. Therefore, on the real estate trading system, the application for a money lending contract can also be performed in an integrated manner, so that the convenience of real estate trading can be further improved, and customer satisfaction can be further improved.

According to a ninth aspect of the present invention, there is provided a real estate trading intermediation method according to any one of the sixth to eighth aspects, wherein the step of generating the screen data includes the step of: The information input to the property specifying information input section was transmitted from the client device of the buyer or the mediator of the buyer, including the property specifying information input section for inputting information for specifying the real estate property to be financed. In this case, the method includes a step of extracting information related to the real estate article specified by the information by a predetermined method, and a step of transmitting the extracted information to a client device of the lender.

This relates to a method that can further improve the convenience of an intermediary or the like when making a loan examination request or applying for a money consumption loan contract. According to this method, the screen for notifying the search result of the loan includes a property specifying information input section for inputting information for specifying a real estate property to be loaned, and is input to the property specifying information input section. Based on the information, information related to the real estate to be financed is automatically extracted and transmitted to the lender. Therefore, an intermediary or the like can make a loan examination request without inputting information related to the real estate article one by one, and thus the convenience of real estate financing can be further improved.

According to a tenth aspect of the present invention, in the real estate trading intermediation method according to any one of the sixth to ninth aspects, in the step of generating the screen data, the screen data includes When the information input to the buyer specific information input unit is transmitted from the client device of the buyer or the mediator of the buyer, including the buyer specific information input unit for inputting information for specifying the buyer who desires the loan. The method further includes a step of extracting information related to the buyer specified by the information by a predetermined method, and a step of transmitting the extracted information to the client device of the lender.

This relates to a method that can further improve the convenience of an intermediary or the like when making a loan examination request or applying for a money consumption loan contract. According to this method, the screen for notifying the search result of the loan includes a buyer specifying information input unit for inputting information for specifying a buyer who desires the loan, and the screen is input to the buyer specifying information input unit. Based on the information, information related to the buyer is automatically extracted and sent to the lender. Therefore, an intermediary or the like can request a loan examination without inputting information related to the buyer one by one or the like, so that the convenience of real estate financing can be further improved.

Further, the present invention relates to a real estate trading intermediary system, wherein the real estate trading intermediary system according to claim 11 is configured by connecting a server device and a plurality of client devices so as to be able to communicate with each other via a network. A real estate transaction brokerage system, wherein the server device stores buyer information storage means for storing predetermined information about sellers or buyers of real estate, and stores predetermined information about real estate buyers and brokers introduced to sellers or buyers. And an intermediary information storage unit that performs the operation.

According to the present system, information on the mediator is stored in the mediator information storage means, and the mediator can be automatically introduced to the buyer using this information.
Therefore, the buyer does not have to search for an intermediary himself, and can buy and sell real estate more easily. Also, since the broker can be referred to the buyer, the broker can have access to more buyers and can increase the chances of brokering the trade.

In a twelfth aspect of the present invention, in the real estate trading intermediary system according to the eleventh aspect, the server device includes a mediator based on information notified from a client device of the mediator. Intermediary examination means for performing a predetermined examination on the suitability of the mediation of the above.

According to this system, the mediator examining means examines the suitability of the mediator for mediation. Therefore, only the broker who passed the examination is introduced to the buyer, and the buyer does not need to judge the suitability of the broker himself, so that a more reliable real estate sales broker can be performed. Further, in this case, the review of the intermediary is intensively and automatically performed by the present system, so that the review can be performed more accurately and promptly.

According to a thirteenth aspect of the present invention, in the real estate trading intermediary system according to the eleventh or twelfth aspect, the server device is based on information notified from a client device of a seller or a buyer. And a buyer examination means for conducting a prescribed examination on suitability of a real estate offer from a seller or a buyer.

According to this system, the adequacy of the offer is examined by the seller examination means. Therefore, the broker will be introduced to the buyer only when there is an offer that passes the examination, and the broker will not need to judge the suitability of the offer, and will perform more reliable real estate sales brokerage be able to. Also, in this case, since the examination of the real estate sale offer is intensively and automatically performed by the present system, this examination can be performed more accurately and promptly.

The real estate trading intermediation system according to claim 14 is the real estate trading intermediation system according to any one of claims 11 to 13, wherein the server device is
An intermediary selecting means for selecting an intermediary to be introduced to a seller or a buyer based on predetermined information based on information stored in the intermediary information storage means.

According to this system, the mediator to be introduced to the buyer is selected by the mediator selecting means based on a predetermined criterion, so that the mediator suitable for the buyer can be introduced. Therefore, the buyer or seller can have a broker suitable for himself / herself to broker the sale of real estate, so that it is possible to buy and sell high-quality real estate as desired.

The real estate trading intermediation system according to claim 15 is the real estate trading intermediation system according to any one of claims 11 to 14, wherein the server device is
Information about the auction of real estate presented from the client device of the seller or the intermediary referred to the seller;
Information about the tender for real estate presented from the client device of the buyer or the mediator referred to the buyer;
Auction information storage means for storing auction information.

According to this system, the information on the auction of real estate and the information on the bidding of the real estate are stored in the auction information storage means, and the auction can be easily performed by referring to this information. . In particular, buyers and their intermediaries can easily browse auction information using their own client devices, and thus can easily obtain a wide range of information.

A real estate trading intermediary system according to a sixteenth aspect is a real estate trading intermediary system configured by connecting a server device and a plurality of client devices so as to be able to communicate with each other via a network. A loan information storage unit for storing predetermined information related to a real estate loan, and a loan satisfying the desired loan condition based on the desired loan condition for receiving the real estate loan, presented by a buyer or an intermediary of the buyer. A loan search processing means for searching from the information stored in the loan information storage means, and screen data for notifying the buyer or the buyer's intermediary of the information on the loan searched by the loan search processing means. Data generating means for generating.

This relates to a system capable of mediating real estate financing in addition to buying and selling real estate. According to this system, the contents of a loan satisfying the desired loan condition are notified by presenting the desired loan condition, so that an appropriate loan can be easily searched from a wide range of loan information. In particular, instead of searching for loans individually, it is possible to perform an integrated search on the real estate trading system, so that property information and loan information can be presented together with buyers and intermediaries to purchase and sell real estate. And the customer satisfaction (CS) can be improved.

[0042] Further, in the real estate trading intermediation system according to claim 17, in the real estate trading intermediation system according to claim 16, the data generation means transmits the screen data to a lender for requesting a loan examination. Generated including the examination request instructing unit, the server device is provided with a request to request a loan examination when the examination request instructing unit is selected via the client device of the buyer or the mediator of the buyer. And a loan examination processing means for transmitting the loan examination processing to the client device of the client.

According to this system, the screen for notifying the search result of the loan includes an examination request instructing unit for requesting a loan examination. The request is sent to the lender. Therefore, the request for loan examination can be performed in an integrated manner on the real estate trading system, so that the convenience of real estate trading can be further improved, and the customer satisfaction can be further improved.

The real estate trading intermediation system according to claim 18 is the real estate trading intermediation system according to claim 16 or 17, wherein the data generating means transmits the screen data to the lender to make a loan contract for money consumption. The server includes a loan contract application instruction unit for making an application, and the server device transmits the money consumption loan contract when the loan contract application instruction unit is selected via the client device of the buyer or the mediator of the buyer. And lending contract processing means for transmitting a request to the client device of the lender.

According to this system, the screen for notifying the search result of the loan includes a loan contract application instruction unit for applying for a money consumption loan contract, and by selecting this loan contract application instruction unit, the user can select the loan contract application instruction unit. A request to apply for a consumer loan contract is sent to the lender. Therefore, on the real estate trading system, the application for a money lending contract can also be performed in an integrated manner, so that the convenience of real estate trading can be further improved, and customer satisfaction can be further improved.

[0046] According to a nineteenth aspect of the present invention, in the real estate trading intermediary system according to any one of the sixteenth to eighteenth aspects, the data generating means sets the screen data as a loan target. A property specifying information input unit for inputting information for specifying a real estate property is generated, and the server device receives the input from the client device of the buyer or the mediator of the buyer in the property specifying information input unit. In the case where the information is transmitted, a property-related information processing means for extracting information related to the real estate property specified by the information by a predetermined method and transmitting the extracted information to the client device of the lender is provided. It is characterized by having.

According to this system, the screen for notifying the search result of the loan includes a property specifying information input section for inputting information for specifying a real estate property to be loaned. The information related to the real estate property to be loaned is automatically extracted based on the information input in (1) and transmitted to the lender. Therefore, an intermediary or the like can make a loan examination request without inputting information related to the real estate article one by one, and thus the convenience of real estate financing can be further improved.

According to a twentieth aspect of the present invention, there is provided a real estate trading intermediary system according to any one of the sixteenth to nineteenth aspects, wherein the data generating means transmits the screen data to a loan request. Including the buyer specifying information input unit for inputting the information specifying the buyer to be input, and the server device includes information input from the client device of the buyer or the mediator of the buyer to the buyer specifying information input unit. Is transmitted, the information related to the buyer specified by the information is extracted by a predetermined method, and the buyer-related information processing means for transmitting the extracted information to the client device of the lender is provided. It is characterized by.

According to this system, the screen for notifying the search result of the loan includes a buyer specifying information input section for inputting information for specifying the buyer who desires the loan.
Based on the information input to the buyer identification information input unit, information related to the buyer is automatically extracted and transmitted to the lender. Therefore, an intermediary or the like can request a loan examination without inputting information related to the buyer one by one or the like, so that the convenience of real estate financing can be further improved.

The present invention also relates to a recording medium, and a recording medium according to claim 21 for causing a computer to execute the real estate trading intermediation method according to any one of claims 1 to 10. The program is recorded.

According to this recording medium, by causing a computer to read the program recorded on the recording medium, each of the above methods can be realized, and the above effects can be obtained by the method.

Here, the "computer-readable recording medium" is a floppy (registered trademark) disk, a magneto-optical disk, a ROM, an EPROM, an EEPROM, a CD, or the like.
-Any "portable physical medium" such as ROM, DVD,
ROM, RA built into various computer systems
Any "fixed physical medium" such as M or HD, or
It includes a “communication medium” that holds the program in a short period, such as a communication line or a carrier when transmitting the program via a network represented by a LAN, a WAN, or the Internet. The “program” is a data processing method described in an arbitrary language or description method, and may be in any format such as a source code or a binary code. The “program” is not necessarily limited to a single program, but may be distributed as a plurality of modules or libraries, or may be operated in cooperation with a separate program represented by an OS (Operating System). Includes those that achieve functions. Note that a known configuration or procedure can be used for a specific configuration for reading a recording medium in each apparatus described in the embodiment, a reading procedure, an installation procedure after reading, and the like.

[0053]

BEST MODE FOR CARRYING OUT THE INVENTION Embodiments of a real estate trading intermediary method according to the present invention (hereinafter, this method), a real estate buying and selling intermediary system (hereinafter, this system), and a recording medium according to the present invention will be described with reference to the drawings. This will be described in detail. The present invention is not limited by the embodiment.

(Embodiment 1) (Summary of Real Estate Trading Mediation Method) First, Embodiment 1 of the present invention will be described. Hereinafter, an outline of the present embodiment will be described, and then details of the configuration, processing, and the like of the present system will be described. FIG. 1 is an explanatory diagram for explaining the concept of the present method. As shown in FIG. 1, real estate buyers and sellers of real estate buy and sell are performed via the present system (establisher of the present system), an intermediary on the seller side, and an intermediary on the buyer side.

First, an intermediary and a buyer who wish to register with the present system (steps S1-1 to S1-4) perform member registration with the present system (step S1-5). Then, when the seller desires to sell the real estate (step S1-6), or when the buyer desires to purchase the real estate (step S1-7), the system performs appropriate mediation from the registered mediator. (Step S1-
8) Introduce this mediator to sellers and buyers. Then, the seller or the buyer determines whether or not to request the introduced mediator for mediation (Steps S1-9, S1-1).
0), requesting mediation (steps S1-11, S1-1)
2).

The broker who has received this request (step S
1-13, S1-14), and investigate the properties to be sold or purchased (steps S1-15, S1-16). Then, the intermediary on the seller side creates an important matter description (step S1).
-17), the mediator on the buyer side examines the contents of this important matter description (step S1-18). In addition, the seller determines the minimum selling price in consultation with the intermediary (step S
1-19), this is presented to the present system, and the present system starts auction (step S1-20). In response to this auction, the buyer determines a bidding price in consultation with an intermediary and makes a bid (step S1-21). In practice,
After the auction is started by the present system, the buyer sees this information and wishes to purchase, and introduces an intermediary, determines a bid price, and the like.

Thereafter, the present system opens a bid for auction,
The result is notified to the seller, the buyer, and each intermediary (steps S1-22 to S1-25). Then, basically, a real estate sale contract is concluded between the seller and the buyer who presented the highest bid price (steps S1-26, S1-27). When the sales contract is concluded in this way, the buyer pays a commission to his / her intermediary (steps S1-28, S1-29). The intermediary receiving this (steps S1-30, S1-3
1), pay a fee to this system (step S
1-32, S1-33), this system receives this (step S1-34), and a series of real estate transactions ends.

As described above, the present method is most characterized in that an agent is introduced to a buyer or seller of the real estate, and the real estate is sold based on the advice of the agent. Also, the system collects commissions from brokers, not buyers. Among the steps of the method performed in this way, the registration of the broker and the seller, the registration of the seller's wish to sell and the introduction of the broker to this seller, the registration of the buyer's wish to purchase and the introduction of the broker to this buyer , And auction can be performed by the present system using a network. Other steps can be performed without using a network.

It should be noted that the outline of the present method shown here is merely an example, and a part thereof can be arbitrarily changed. Also, of the steps of the method, the part automatically performed by the present system can also be arbitrarily changed. It can be done with.

(System Configuration) The configuration of the present system for providing such real estate sales brokerage will be described. FIG. 2 is an overall configuration diagram of the real estate trading intermediation system according to this embodiment. As shown in FIG. 2, the real estate trading intermediary system according to the present embodiment (hereinafter, this system) includes a server device 1, a seller, an intermediary,
A plurality of client devices 2 used by the buyer,
It is configured to be communicably connected via the Internet 3.

(System Configuration—Server Apparatus) First, the server apparatus 1 will be described. In FIG. 2, the server 1
Is a buyer information DB (DB = database)
10, mediator information DB11, property for sale information DB12, auction information DB13, condition DB14, Web page DB1
5, a communication control IF (IF = interface) 16 and a control unit 17, each of which is communicably connected via an arbitrary communication path. The server 1 is communicably connected to the Internet 3 via a communication device (not shown) such as a router and a dedicated line. Access to each DB is actually D
This is performed through a BMS (Database Management System), but the description of this DBMS is omitted.

Of the components of the server device 1,
When a buyer is registered as a member of the present system, the buyer information DB 10 stores various information about the buyer. FIG. 3 shows an example of information stored in the buyer information DB 10. In FIG. 3, the buyer information D
The information stored in B10 is a trader ID, a trader password, a trader's name or name, a trader's address or location, and an e-mail address, and these are stored in association with each other. Of these, the buyer ID
Is information for uniquely identifying each seller. Further, the buyer password is information for authenticating whether or not each buyer is a valid buyer. The buyer ID and the buyer password are issued by the present system when the buyer is registered.

Further, when the mediator is registered as a member of the present system, the mediator information DB 11 stores various information regarding the mediator. FIG. 4 shows an example of information stored in the mediator information DB 11. In FIG. 4, information stored in the mediator information DB 11 includes a mediator ID, a mediator password, a mediator's name or name, a mediator's address or location, an e-mail address, and a Registration numbers, which are stored in association with each other. Among them, the mediator ID is information for uniquely identifying each mediator.
The mediator password is information for performing authentication as to whether each mediator is a valid mediator. The intermediary ID and the intermediary password are issued by the present system when the intermediary is registered as a member.

Further, the for-sale property information DB 12 stores various information on the for-sale property presented by the seller.
FIG. 5 shows an example of information stored in the for-sale property information DB 12. This information is the property ID for sale, buyer I
D, the property name, the property type, the location, the means of transportation, the site area, the age, the structure, the occupancy rate, the floor area ratio, the mortgage information, and the mediator ID of the mediator who mediates this property (FIG. 5). Some of the items are omitted), and these are stored in association with each other. Among these, the sale property ID is information for uniquely identifying each sale property, and is issued by the present system when each sale property is registered. The buyer ID is a buyer ID assigned to a seller who sells each property for sale. In addition, the sale property information DB 12 may store arbitrary information that can be used to examine the real estate value of each sale property.

The auction information DB 13 stores various information related to the auction of a property for sale. FIG. 6 shows an example of information stored in the auction information DB 13. This figure 6
, Information stored in the auction information DB 13 includes a property ID to be sold, a minimum sale price, an auction schedule (a bid start date, a bid end date, a bid opening date), and a buyer I who has bid.
D, bid prices presented by the buyers who have bid, and these are stored in association with each other (actually, the buyer ID and the bid price depend on the bid for one property to be sold). Number is stored). In addition, the auction information DB 13 may store arbitrary information that can be used for performing an auction of each property for sale.

The condition DB 14 includes screening conditions for screening a broker, screening conditions for a buyer, screening conditions for a property to be sold, and selection of a broker. , And examination conditions for examining the contents of a bid. The contents of these conditions will be described later. In addition, the Web page DB 15 stores various Web page data to be transmitted to the client device 2 when real estate sales brokerage is performed. Examples of the Web page data include data for displaying a registration screen and a member-only initial screen, which will be described later, and each data is in HTML (Hyper Text Markup Language).
age).

In FIG. 2, the communication control IF 16
Performs communication control between the server device 1 and the Internet 3 (or a communication device such as a router). Further, the control unit 17 includes an intermediary examination unit 17a, a buyer examination unit 17
b, a property review unit 17c, an intermediary selection unit 17d, a bid processing unit 17e, and a Web page generation unit 17f.

Of these, the intermediary examination section 17a, the buyer examination section 17b, and the sale article examination section 17c satisfy the condition D
Based on the examination conditions stored in B14, an examination of an intermediary, an examination of a buyer, and an examination of a property for sale are respectively performed. Further, the mediator selecting unit 17d selects a mediator to be introduced to the buyer based on the selection conditions stored in the condition DB 14. Further, the bid processing unit 17e performs a process when a bid price or the like is presented by a buyer.

Then, the Web page generation unit 17f
This is a data generation unit that calls up Web page data stored in the Web page DB 15, adds other data as necessary, and generates Web page data to be transmitted to the client device 2. This Web page data generation can be dynamically performed by a known method, for example, using a CGI (Common Gateway Interface).

Although the configuration of the server device 1 has been described above, the components shown in the drawings are functionally conceptual, and need not necessarily be physically configured as shown in the drawings. For example, all or any part of the processing functions of each server of the server device 1 may be a CPU.
(Central Processing Unit) and a program interpreted and executed by the CPU, or can be realized as hardware by wired logic.

Further, the specific form of distribution / integration of the server apparatus 1 is not limited to the illustrated one, and all or a part of the distribution / integration may be functionally or physically distributed in arbitrary units corresponding to various loads and the like. -Can be integrated and configured. For example, the function of acquiring and transmitting information from the Web page DB 15 may be configured as a Web server separately. Note that the configuration functions of the actual server device 1 further include a firewall server and a DNS (Domain Name System).
Although server functions can be added, they can be configured in the same manner as in the related art, and thus description thereof is omitted.

(System Configuration-Client Device) Next, the configuration of the client device 2 will be described. Each client device 2 is, as shown in FIG.
Control unit 20, HD 21, RAM 22, input device 23, output device 24, input / output control IF 25, and communication control I
F26, and these components are connected to a bus 27.
Are connected so that data communication is possible. The client device 2 is, for example, a personal computer or a workstation, or a mobile phone or a PHS (Pe
rsonal Handy Phone System).

The control unit 20 of the client device 2
It comprises a Web browser 20a. This W
The web browser 20a performs display control (browsing processing) for interpreting data described in HTML and displaying the data on a monitor 24 described later. This control unit 20
Can be completely or optionally a part of the CPU and the C
It can be realized by a program interpreted and executed by the PU. That is, the HD 21 or a ROM (not shown) stores computer programs for giving instructions to the CPU in cooperation with an OS (Operating System) and performing various processes. This computer program is called R
Executed by being loaded into the AM 22 and the CPU
The control unit 20 is configured in cooperation with.

However, this computer program may be stored in an application program server connected to the client device 2 via any Internet 3, and may be downloaded in whole or in part as needed. It is possible. Alternatively, all or any part of each control unit 20 can be realized as hardware such as wired logic.

As the input device 23, a keyboard, a mouse, a microphone, and the like can be used.
A monitor 24 described later also realizes a pointing device function in cooperation with a mouse. Output device 2
As 4, a speaker can be used in addition to a monitor (including a home television) (the output device 24 is described as the monitor 24 below).

The client device 2 configured as described above
Is connected to a communication device such as a modem, a TA, a router, or the like via a telephone line, or via a dedicated line, to the Internet 3, and has a predetermined communication protocol (for example, TCP /
Server device 1 according to the IP Internet Protocol).
Can be accessed. Note that the network connecting the server device 1 and the client device 2 is not limited to the Internet 3 described above, and any network can be used. For example, a system similar to that of the embodiment can be constructed using a LAN, WAN, or personal computer communication network within a limited area. In addition, terrestrial, CATV, CS, B
S or ISDB (Integrated Services Digita
l Broadcasting), various data can be transmitted and received. That is, the network can include not only a wired network but also these wireless / communication networks.

(Details of Real Estate Sale Brokerage Processing) Next, details of the real estate sale brokerage processing in the present system configured as described above will be described. This real estate buying and selling intermediation process is performed starting from an initial screen displayed on the monitor 24 of the client device 2. Specifically, the Web browser 20a of the client device 2 is started by the buyer or the broker, and a predetermined UR corresponding to the initial screen of the present system is entered in a predetermined input field of the Web browser 20a.
L is input. When the screen update is instructed, the URL is transmitted according to a predetermined communication protocol via the communication control IF 26, and a request for transmitting the initial screen to the server device 1 is made by the routing based on the URL.

In the server device 1, the presence or absence of transmission from the client device 2 is monitored. When the transmission is received, the contents of the transmission are analyzed by the control unit 17, and the contents of the control unit 17 are analyzed in accordance with the result. The processing is transferred to each of the sections. If the content of the transmission is a transmission request for the initial screen, the control unit 17
Under the control of, Web page data for displaying an initial screen is acquired from the Web page DB 15, and the Web page data is transmitted to the client device 2 via the communication control IF 16. Here, the identification of the client device 2 when transmitting data from the server device 1 to the client device 2 can be performed using the IP address transmitted together with the transmission request from the client device 2.

In the client device 2, Web page data from the server device 1 is received via the communication control IF 26, and this data is interpreted by the Web browser 20a, so that an initial screen is displayed on the monitor 24 ( Hereinafter, a screen request from the client device 2 to the server device 1 and a Web request from the server device 1 to the client device 2 will be described.
The transmission of the b data and the display of the Web page on the client device 2 are performed in substantially the same manner, and the details are omitted below.)

FIG. 11 illustrates this initial screen. As shown in FIG. 11, the initial screen includes, for example, a link button 11-1 for referring to a method of using the present system, and a link button 11 for referring to the outline of the creator of the present system.
-2, a link button 11-3 for shifting to a member-dedicated initial screen (a screen for requesting sale or purchase of real estate, or browsing auction information, etc.), and shifting to a seller registration screen And a link button 11-5 for shifting to a screen for registering an agent.

When the buyer or the broker selects one of the link buttons 11-1 to 11-5 via the input device 28, an identifier for specifying the request content is transmitted to the server device 1. This identifier is input to the control unit 17 via the communication control IF 11 and the transmission / reception unit 12 of the server device 1, and the control unit 17 analyzes the identifier, thereby analyzing the content of the request from the client device 2. (Identification of a request content from the client device 2 to the server device 1 is assumed to be performed in substantially the same manner in the following processing, and details thereof will be omitted below.)

(Mediator Registration Process) First, the mediator registration process will be described. FIG. 7 shows a flowchart of this processing. The link button 1 on the initial screen
When a screen for registering an intermediary is requested by selecting 1-5 (step S7-1), W for displaying this screen is displayed.
The web page data is transmitted from the server device 1 to the client device 2 (step S7-2), and this screen is displayed on the monitor 24 (step S7-3). This intermediary registration screen is a screen for allowing the intermediary to input the contents stored in the intermediary information DB 11, and includes the intermediary's name or name, the intermediary's address or location, and the residential land building trader. A field for inputting a registration number as is provided.

When the intermediary enters each piece of information in the input field and transmits the information (step S7-4), the server apparatus 1 controls the intermediary examination unit 17a based on the examination conditions stored in the condition DB 14 under the control of the intermediary examination unit 17a. Then, a review is performed on the suitability of the mediator by the mediator (step S7-5). Specifically, the registration number of the intermediary lacking aptitude is obtained by an arbitrary method and stored in the condition DB 14, and when the stored registration number matches the registration number input on the registration screen. Is judged to be unsuccessful (registration impossible), and if they do not match, it is judged to be pass (examination possible).

When the registration is permitted (step S7)
-6), an intermediary ID and an intermediary password are issued by an arbitrary method (for example, random generation) (step S7-7). Then, Web data of a notification screen for notifying the agent of the passing of the examination and the issued agent ID and agent password is generated by the Web page generation unit 17f, and the data is generated by the client device. 2 (step S7-8). On the other hand, if the registration is not permitted (step S7-6), the Web for notifying the intermediary that the registration has not been passed is performed.
The data is generated by the Web page generation unit 17f, and the data is transmitted to the client device 2 (step S
7-9).

The notification screen is displayed on the monitor 24 of the agent.
(Step S7-10), and each mediator can know the examination result, mediator ID, and the like. In the server device 1, the intermediary ID and the intermediary password, the name or name, the address or the address transmitted from the client device 2, and the registration number as a residential land and building business agent are stored in the intermediary information DB 11. (Step S7-11). This completes the intermediary registration process.

(Seller Registration Process) Next, a seller registration process will be described. However, since this registration process is performed in substantially the same manner as the above-described intermediary registration process, only the differences will be described here. When the seller selects the link button 11-4 on the initial screen shown in FIG. 11, the registration process of the seller is started. Here, first, Web page data for displaying a screen for seller registration is transmitted to the client device 2 and displayed on the monitor 24. This registration screen is a screen for allowing the buyer to input the content stored in the buyer information DB 10, and includes a column for inputting the name or name of the buyer and the address or location of the buyer. I have.

When the buyer inputs each information in this input field and transmits the information, the server apparatus 1 controls the buyer's real estate based on the screening conditions stored in the condition DB 14 under the control of the buyer screening unit 17c. A review is conducted on the suitability of the sale. Specifically, the name or name of the inadequate buyer is acquired by an arbitrary method and stored in the condition DB 14, and the stored name or name and the name or name input on the registration screen are If they match, it is determined that the examination has failed (registration not possible), and if they do not match, it is determined that the examination has passed (registration is possible).

Here, when the registration is permitted, a buyer ID and a buyer password are issued, and the client device 2 of the buyer is notified that the examination has passed.
In the server device 1, the seller ID and the seller password, the name or name transmitted from the client device 2, and the address or location are stored in the seller information DB 10. This completes the seller registration process.

(Processing When Seller Wants To Sell, Referral Process For Seller To Seller) Next, the process when the seller wants to sell and the process for introducing a broker to the seller will be described. FIG. 8 shows a flowchart of this process. First, on the initial screen shown in FIG.
When the member-only initial screen is requested by selecting 1-3 (step S8-1), Web page data for displaying the login screen is transmitted to the client device 2 (S8-2), and the login screen is monitored. 24 (S8-3). This login screen is provided with input fields for inputting a buyer ID or a broker ID and a buyer password or a broker password.

When the seller inputs and transmits the buyer ID and the buyer password in the input fields (S8-
4) In the server device 1, it is determined whether or not login is possible (step S8-5). Here, the entered buyer I
Only when D and the buyer password match the content stored in the buyer information DB 10, login is permitted. When login is permitted, Web page data for displaying the member-only initial screen is transmitted to the client device 2 (step S8-6), and displayed on the monitor 24 (S8-7). On the other hand, if the login is not permitted, Web page data for displaying the error screen is transmitted to the client device 2 (step S8-8),
It is displayed on the monitor 24 (S8-9).

FIG. 12 shows an example of the member-only initial screen. As shown in FIG. 12, the member-only initial screen is, for example, a link button 1 for referring to the latest news for members.
2-1. Link button 12- for registering a sale request
2. It is configured to include a link button 12-3 for browsing registered properties for sale and a link button 12-4 for browsing auction information.

Here, if the seller wants to sell by selecting the link button 12-2 (step S8).
-10), Web page data for displaying a screen for inputting information on a property to be sold is transmitted from the server apparatus 1 to the client apparatus 2 (step S8-11), and the input screen is displayed on the monitor 24 (step S8-11). S8-12).
This screen is for allowing the seller to input the contents stored in the for-sale property information DB 12, and includes the property name, property type, location, transportation means, site area, age, structure, building coverage, floor area ratio, and A column for inputting mortgage information is provided.

Then, when the seller inputs necessary information in the respective input fields and transmits the information (step S8-13), based on this information, the selling property screening unit 17c of the server device 1 checks the suitability of the property to be sold. (Step S8-
14). Specifically, conditions for specifying whether the property to be sold is appropriate for auction are stored in the condition DB 14 as examination conditions. If the screening conditions match the information entered in the information input screen for the property to be sold, it is determined that the screening has failed (registration not possible), and if they do not match, it is determined that the screening has passed (registration allowed). You. For example, the screening condition may be that the number of mortgages is less than
Is set, it is determined that a property for sale whose mortgage exceeds a predetermined number is not suitable for sale by this system. Alternatively, when the examination condition is set to “site area of 50 square meters or more,” a property for sale whose site area is less than 50 square meters is determined to be unsuitable for sale by this system.

When the article for sale passes the examination, an intermediary to be introduced to the seller is selected by the intermediary selecting section 17d. Specifically, selection conditions for selecting an agent most suitable for the seller are stored in the condition DB 14. Then, based on the selection condition and at least the information stored in the mediator information DB 11, one of the mediators stored in the mediator information DB 11 is selected.
For example, when the selection condition is set as “an intermediary having an address or location closest to the address or location of the buyer”, an intermediary meeting this condition is selected.

When the intermediary is selected as described above,
Information on the mediator is called from the mediator information DB 11. Then, the Web page generation unit 17f generates Web data of a screen for notification of the examination result including the information on the intermediary and the fact that the examination has been passed, and transmits this data to the client device 2 (step S8). −
16). On the other hand, if the examination cannot be passed in step S8-14, Web data of the examination result notification screen including the fact that the examination has not been passed is generated by the Web page generation unit, and this data is transmitted to the client device 2. It is transmitted (step S8-17).

Then, this notification screen is displayed on the monitor 24 of the client device 2 of the seller (step S8-).
18) The seller can know the result of the examination and the information of the mediator introduced to himself. In the server device 1, an e-mail for notifying necessary items is transmitted to the intermediary selected in step S8-15 (step S8-19). Necessary items include the fact that the user has been selected as an intermediary, information about the seller who has been referred to (called from the buyer information DB 10), and information about the for-sale property input on the information input screen for the for-sale property. Can be included. Then, the information on the property for sale input by the seller and the broker ID of the broker selected as described above are stored in the property for sale information DB1.
2 (step S8-20). Further, the buyer information DB 10 stores the broker ID of the broker introduced to the seller. This completes the process when the seller wants to sell and the process of introducing an intermediary to the seller.

(Processing when buyer wants to purchase) Next, processing when buyer wants to purchase and processing to introduce an intermediary to the buyer will be described. FIG. 9 shows a flowchart of this processing. However, since steps S9-1 to S9-9 are the same as steps S8-1 to S8-9 described above,
The description is omitted. In the member-only initial screen of FIG. 12 displayed in step S9-7, when the buyer requests browsing of the property for sale by selecting the link button 12-3 (step S9-10), the browsing screen of the property for sale is displayed. Is transmitted from the server device 1 to the client device 2 (step S9-1).
1), this browsing screen is displayed on the monitor 24 (step S9-12).

This screen displays information on each of the properties for sale stored in the property for sale information DB 12, and as shown in FIG. 13, for example, the property for sale 13-1 of each property for sale and the property name 13-2, an overview photograph 13-3 of the property to be sold, and a link button 13-4 for inputting a purchase request. The Web page data for displaying this screen may be dynamically generated by the Web page generation unit 17f based on information stored in the for-sale property information DB 12, or may be manually generated by the creator. You may. Note that the overview photograph 13-3 of the property for sale can be obtained by any method, for example, it may be obtained from a seller, or the creator may go to the property for sale and obtain it.

Then, when the buyer selects the link button 13-4 of the property desired to be purchased, an intermediary to be introduced to the buyer is selected in the intermediary selecting section 17d (step S).
9-14, this selection method can be performed in the same manner as in step S8-15). When a mediator is selected, information on the mediator is called from the mediator information DB 11. Then, Web data of the notification screen including the information on the intermediary is generated by the Web page generation unit,
This data is transmitted to the client device 2 (Step S9-15).

Then, the notification screen is displayed on the monitor 24 of the client device 2 of the buyer (step S9-
16) The buyer can know the information of the mediator introduced to himself. In the server device 1, the intermediary selected in step S9-14 is
An e-mail for notifying necessary items is transmitted (step S9-17). Necessary items can include the fact that the buyer has been selected as an intermediary, information about the buyer who has been referred to (called from the buyer information DB 10), and information about the property for sale that the buyer wants to purchase. . In the buyer information DB 10, the mediator ID of the mediator introduced to the buyer is stored (step S).
9-18). This completes the processing when the buyer desires to purchase and the processing to introduce the intermediary to the buyer.

Next, the processing from the introduction of the intermediary to the seller or the buyer to the start of the auction will be described. First, processing on the seller side will be described. The seller and the intermediary introduced to the seller are contacted by any method such as e-mail, and interviews are performed as necessary. Then, the seller determines whether or not to request the mediator to the introduced mediator, and if so, makes an offer by an arbitrary method. If the broker accepts this offer, a brokerage contract is concluded between the two. In addition, the seller concludes a contract (exclusively appointed intermediation contract) with the establisher to exclusively request the establisher to broker the property for sale. Thereafter, the intermediary conducts various investigations on the seller's property for sale, and prepares a sales contract and a description of important matters. In addition, at this time, the establisher investigates the properties for sale as necessary and provides various information (due diligence) for determining the real estate value to the intermediary.

Thereafter, the intermediary consults with the seller based on the results of his / her own investigation and due diligence from the establisher, and obtains the necessary items (minimum selling price,
Auction schedule date, preview date, etc.), and report these items to the organizer. And
The creator examines the adequacy of the minimum selling price, etc., and adjusts the details in consultation with the seller's intermediary as necessary. Thereafter, the seller finally decides the minimum selling price and the like and reports it to the establisher, and the establisher stores these items in the auction information DB 13.
And an auction screen described later is prepared so that the buyer can view it. The creator then responds to e-mail or telephone inquiries from the buyer. The seller's intermediary also hosts a preview.

Next, the processing after the mediator is introduced to the buyer will be described. As in the case of the seller, the buyer conducts an interview or the like with the intermediary as necessary, decides whether or not to request intermediation, and makes an offer. If the broker accepts this offer, a brokerage contract is concluded between the two. The intermediary then investigates the properties for sale that the buyer wishes to purchase and reports the results to the buyer. In addition, the buyer and his / her intermediary can use the auction screen described below to set the minimum sale price, auction schedule,
After referring to the date of the preview and participating in the preview, the final intention to participate in the bidding and the bid price are determined. Further, the intermediary refers to the sales contract and the important matter description using the auction screen, and confirms whether or not the contents are complete.

(Processing at Auction Participation) Next, processing when a buyer participates in an auction will be described. FIG. 10 shows a flowchart of this processing. However, the steps up to the display of the member-dedicated initial screen in FIG. On the member-only initial screen, the buyer clicks the link button 12
When the auction screen is requested by selecting "-4" (step S10-1), Web page data for displaying the auction screen is transmitted from the server device 1 to the client device 2 (step S10-2), and the auction screen is displayed. Is displayed on the monitor 24 (step S10-3).

This screen is a screen for displaying the contents stored in the auction information DB 13, and as shown in FIG. 14, the property for sale 14-1, the minimum sale price 14-2, the auction schedule 14-3, the private viewing Notification 14-4 is displayed. On the auction screen, a link button 14-5 for referring to the sales contract, a link button 14-6 for referring to the important matter description, a link button 14-7 for inputting a bid request, an inquiry, Button (for example, a link button for starting e-mail software installed on the client device 2)
14-8 and an overview photograph 14-9 of the property for sale. Here, the data of the sales contract and the important matter description are stored in advance in the auction information DB 13 by the establisher, and the buyer selects the link button 14-5 or 14-6, and the data is displayed in a hyperlink format. Can be easily referenced.

When the buyer selects the link button 14-7 (step S10-4), Web page data for displaying the bid screen is transmitted from the server device 1 to the client device 2 (step S10-5). This bid screen is displayed on the monitor 24 (step S10-
6). This screen is a screen for allowing the bidder to input information for specifying the buyer (bidder) and the amount of the bid, and as shown in FIG. , An input field 15-2 for inputting a buyer ID, an input field 15-3 for inputting a buyer password, and an input field 15-4 for inputting a bid price. And an instruction button 15-5 for instructing a bid, and an overview photograph 15-6 of the auction property.

Then, the buyer enters each of the input fields 15-2 to 15-15.
When the user inputs necessary items to the -4 and selects the instruction button 15-5 (step S10-7), the input content is transmitted to the server device 1. In the server device 1, when a bid price or the like is transmitted from the client device 2, the bid processing unit 17e
Under the control of, the bid content is examined. Specifically, conditions for specifying whether a bid price or the like is appropriate as the content of a bid are stored in the condition DB 14 as examination conditions. For example, if “the bid price is equal to or more than the minimum sale price” is set as the examination condition, and if the bid price is lower than the minimum sale price, it is determined that a bid error has occurred. When it is determined that a bid error has occurred, Web data for an error screen is transmitted from the server device 1 to the client device 2 (step S10-9),
This error screen is displayed on the monitor 24 of the buyer (step S10-10).

On the other hand, if it is determined in step S10-8 that there is no problem in the contents of the bid, the buyer ID and the bid price transmitted from client device 2 are stored in auction information DB 13 (step S10-11). ). Further, Web data of a confirmation screen for notifying that the bid has been accepted is transmitted to the client device 2 (step S10-12), and this screen is displayed on the monitor 24 of the buyer (step S10-12). S10-13). This completes the process for participating in the auction.

(Opening of Auction) Next, the opening of auction will be described. After the auction schedule is determined by the seller, the establisher monitors whether a predetermined condition for opening a bid is satisfied, and opens the bid when the open condition is satisfied. This bid opening condition is optional, for example,
The condition may be that a bid opening date set by the seller has arrived. In the opening of the bid, the opener refers to the buyer ID and the bid price stored in the auction information DB 13, and determines the buyer who has presented the highest bid price, the buyer who has presented the second highest bid price, and the third highest bid price. The presented buyers are determined to be the first bill, the second bill, and the third bill, respectively. For each of the first and second bills, the third and third buyers and their respective intermediaries, and the sellers and their intermediaries, the e-mail, telephone, and the like indicate the result of the bidding and the contract expiration date. To notify. The processing from the opening of the bill to the notification by e-mail may be automatically performed by the control unit 17 of the server device 1.

Thereafter, the seller and the buyer, their respective intermediaries, and the establisher prepare for a sales contract, and a sales contract is concluded between the seller and the buyer. At this time, a lump sum contract payment (deposit) is paid from the buyer to the seller. Here, the first bill can make a contract preferentially, and if the first bill does not conclude the contract by the contract expiration date, the contract right is transferred to the second bill.
Similarly, if the second tag does not conclude the contract by the contract expiration date, the right of the contract is transferred to the third tag. After the contract is concluded in this way, the buyer pays the balance to the seller, and the sold property is delivered to the buyer.

Finally, a commission related to real estate brokerage is paid. Here, a predetermined fee is paid from the seller to the mediator of the seller, and similarly, a predetermined fee is paid from the buyer to the mediator of the buyer. Next, a predetermined fee is paid from each broker to the establisher as a referral fee of the broker. Note that the predetermined fee is arbitrary, but can be calculated, for example, by a predetermined ratio to the sale price of the property for sale. This completes a series of real estate transactions.

(Embodiment 2) (Outline of Real Estate Trading Mediation Method) Next, Embodiment 2 of the present invention will be described. However, configurations and processes that are not particularly described are the same as those in the first embodiment, and the same configurations and processes are denoted by the same reference numerals. Hereinafter, an outline of the second embodiment will be described, and then details of the configuration and processing of the present system will be described. In general, the present method facilitates buyers to search for information and request a loan examination when a buyer receives a loan from a lender (for example, a financial institution such as a bank), in addition to brokering real estate transactions. Regarding the system that can be.

The configuration and processing related to financing described in the second embodiment are realized by being added to the method and system for buying and selling real estate shown in the first embodiment (or buying and selling real estate by an arbitrary method and system). You can do it,
Here, the contents of these methods and systems are also partially changed. Specifically, in the second embodiment, a property for sale presented by an intermediary of a buyer or a seller can be registered in the present system without going through any special examination. Further, it is assumed that only an intermediary directly accesses the present system, and that a buyer only accesses the intermediary by an arbitrary method. In the second embodiment, a real estate property is searched for and sold by performing an automatic search based on the purchase condition presented by the buyer with respect to the property information for sale registered in the system. This sale is not an auction,
It is assumed that the seller and the buyer negotiate directly through an intermediary.

FIG. 16 is an explanatory diagram for explaining the concept of the present method. However, in this figure, a flow of a seller, a flow of an intermediary on the side of the seller, a flow of a property survey regarding real estate sales, creation and confirmation of an important matter description, a conclusion of a sales contract, and the like are omitted.
These omitted flows can be performed at any timing and in any method in the same manner as in known real estate transactions. As shown in FIG. 16, first, the intermediary (step S16-1) performs member registration in the present system (step S16-2). And the buyer
An intermediary is selected by an arbitrary method (for example, introduction, word of mouth, etc.) and a mediation is requested (steps S16-3, S16-).
4). This buyer is registered in the system as an intermediary customer.

Thereafter, when the buyer presents the purchase conditions to the intermediary by an arbitrary method (step S16-5), the intermediary based on the purchase conditions, targets the property to be sold to the property information registered in the present system. A search is performed (step S16-6). This search is executed by the present system via the Internet (step S16-7), and the search result is provided to the mediator via the Internet (step S16-8). The intermediary reports this search result to the buyer by an arbitrary method (step S16-9), and the buyer determines a purchase article based on the search result (steps S16-10, S16-11). Then, when the buyer desires a loan to purchase the purchased property, the buyer presents a loan request condition described later to the intermediary by an arbitrary method (step S16-12).

Then, the intermediary performs a loan search on the loan information registered in the present system based on the loan request condition presented by the buyer (step S16-1).
3). This search is executed by the present system via the Internet (step S16-14), and the later-described loan providing information obtained by the search is provided to the intermediary via the Internet (step S16-15). . The intermediary reports the loan providing information to the buyer by an arbitrary method (step S16-16), and the buyer determines a loan request destination by an arbitrary method based on the loan providing information (step S16-17). , S16-18), requesting the intermediary for loan examination by an arbitrary method to have the lender approve this loan (step S16-19).

Then, the intermediary notifies the present system via the Internet of a request for loan examination (step S16-20), and the present system notifies the loan request to the lender via the Internet (step S16-20). Step S16
-21). At this time, a financing intermediation contract is concluded in writing between the creator of the system and the buyer. Thereafter, the loan is checked by the lender (step S).
16-24, S16-25), and the result is reported to the present system via the Internet (step S16-).
26). This result is reported from the present system to the mediator via the Internet, and the mediator reports the result to the buyer (steps S16-27 to S16-29). Here, a written loan mediation contract is concluded in writing or the like between the creator of the present system and the lender (step S).
16-30, S16-31).

Thereafter, when the buyer requests the intermediary to conclude a money lending contract (step S1).
6-32), this request is notified to the lender via the intermediary and the present system (steps S16-33 to S16-3).
5), a monetary loan contract is concluded between the buyer and the lender (steps S16-36, S16-3).
7). As a result, the buyer can receive a loan from the lender, and can purchase the purchased article determined as described above.

[0119] After that, the lender provides the system with
The execution result of the loan to the buyer is reported (step S
16-38, S16-39), and the creator of the present system receiving this sends a bill to request payment of a fee to the lender (steps S16-40, S16-).
41) Based on the bill, the lender pays a fee to the establisher (steps S16-42, S16-4).
3), all the flows are completed.

As described above, this method is most characterized in that in addition to brokering real estate transactions, it is possible to broker financing required when purchasing real estate. The system also collects fees from lenders, not from buyers and brokers. Among the steps of the method performed in this way, registration of brokers and buyers, property search between broker and this system, loan search between broker and this system, request for loan examination, loan examination Report the results, and
A request for a money lending contract is made by the present system using a network. The other steps can be performed using a network or can be performed without using a network.

Note that the outline of the present method shown here is merely an example, and a part thereof can be arbitrarily changed. Also, of the steps of the method, the part automatically performed by the present system can be arbitrarily changed. For example, the part described below that is automatically performed may be manually changed as necessary. It can be done with.

(System Configuration) The configuration of the present system for providing such real estate trading intermediation will be described. FIG. 17 is an overall configuration diagram of the real estate trading intermediation system according to the second embodiment. As shown in FIG. 17, the real estate trading intermediary system according to the present embodiment (hereinafter, this system) includes a server device 1 and a plurality of clients used by sellers, intermediaries, buyers, and lenders. The device 2 is configured to be communicably connected via the Internet 3.

The server device 1 has substantially the same configuration as the server device 1 shown in FIG. However, the auction information DB 13 and the condition DB 14 are omitted, while a loan information DB 18 and a search DB 19 are provided. In the control unit 17, the intermediary examination unit 17
a, the buyer examination section 17b, the sale article examination section 17c, the middleman selection section 17d, and the bid processing section 17e are omitted, while the middleman registration section 17g, the sale article registration section 17h, and the article search are omitted. Processing unit 17i, loan search processing unit 1
7j, a loan examination processing unit 17k, and a loan contract processing unit 17l are provided.

Of these, the loan information DB 18 is a loan information storage means for storing loan information acquired from the lender and necessary for performing a loan search. Specifically, the loan information DB 18 stores desired loan conditions and loan provision information in association with each other. Of these, the loan request condition is information for specifying the loan condition desired by the buyer, and for example,
It is composed of a combination of property price, real estate type, real estate location, tenant condition for real estate, real estate ownership type, desired loan amount, loan type, interest rate system, and repayment period. The loan providing information is information for specifying the details of the loan that the lender can provide, for example, the name of the financial institution, the name of the financial product, the loan interest rate,
It is composed of a combination of loan period, repayment method, and monthly repayment.

The specific contents of the desired loan conditions and the loan provision information can be changed as appropriate. In addition, the loan request condition and the loan provision information are notified from the respective lenders to the present system via the client device 2 or via an arbitrary medium such as a document, and are stored in the loan information DB 18 in advance. And The loan request condition and the loan providing information do not necessarily need to be stored in the server device 1, but are stored in the client device 2 of each lender or the server device 1 (not shown), and there is a search request from an intermediary. Each time, an inquiry may be made to the client device 2 or the like.

The search DB 19 stores a search condition input from a middleman at the time of a property search and a middleman ID of the middleman who inputs the search condition in association with each other. Similarly, in the search DB 19, a loan request condition input from the intermediary at the time of loan search and the intermediary ID of the intermediary who input the search condition are stored in association with each other.

The mediator registration unit 17g is a processing unit for registering the mediator in the present system, and performs almost the same control as the mediator examination unit 17a except that the mediator is not examined. . The sale property registration unit 17h is a processing unit for registering a sale property in the present system.
Control substantially the same as in c is performed. Property search processing unit 1
7i performs a property search for the property for sale stored in the property for sale information DB12 based on the property search condition notified by the agent. In addition, the loan search processing unit 17j
Is a loan search processing unit that extracts the loan providing information stored in the loan information DB 18 based on the loan request condition notified by the intermediary. In addition, loan examination processing section 17k
Is a loan examination processing means that, when notified of a loan examination request from an intermediary, makes a request for loan examination to the lender and notifies the intermediary of the examination result.
The loan contract processing unit 17l is a loan contract processing means for requesting a lender to make a loan contract when notified of a request for a loan contract from an intermediary.

(Details of Real Estate Sale Brokering Process) Next, details of the real estate sale brokerage process in the present system configured as described above will be described. This real estate buying and selling intermediation process is performed starting from an initial screen displayed on the monitor 24 of the client device 2. This initial screen is illustrated in FIG. This initial screen has substantially the same configuration as the initial screen shown in FIG. 11, but the link button 11-4 for shifting to the seller registration screen is omitted.

(Intermediary Registration Process) On this initial screen, the intermediary selects the link button 11-5 via the input device 23 of the client device 2 to move to the intermediary registration screen, and Can be registered (see steps S16-1 to S16-2 in FIG. 16). This registration process is performed by the intermediary registration unit 1 of the server device 1.
Under the control of 7g, the processing is performed in the same manner as the processing shown in FIG. However, in the present embodiment, since no intermediary examination is performed, steps S7-5, S7-6, and S7-9 are omitted, and the process moves to step S7-7 after step S7-4.

By selecting the link button 11-5 on the initial screen of FIG. 18, the intermediary can shift to the member-only screen shown in FIG. This member-only screen has almost the same configuration as the member-only screen shown in FIG. 12, except that the link button 12-4 for shifting to the auction information browsing screen is omitted. Button 19-1 for moving to a screen for registration of a person (customer for an intermediary), link button 19-2 for moving to a search screen for a property to be sold, and a link for moving to a loan search screen Button 19-3 is provided.

(Registering Process of Buyer) In this member-only screen, the broker of the seller selects the link button 12-1 to move to the register screen of the buyer, and the seller who is requested to broker is the broker. Can be registered in the present system (see steps S16-3 to S16-4 in FIG. 16). This registration can be performed in substantially the same manner as the registration of the intermediary itself, and the information of the registered seller is stored in the seller information DB 10.

(Selling Property Registration Process) In the member-only screen, the seller's intermediary operates the link button 12-2.
To move to the sale property registration screen, and the sale property can be registered in this system. This registration is performed in the same manner as the processing shown in FIG. 8 under the control of the for-sale property registration unit 17h. However, in the present embodiment,
In the present embodiment, the seller's intermediary, not the seller itself, registers and does not examine the property for sale, so steps SS8-14 to S8-19 are omitted, and steps S8-13 to S8-13 are omitted. Later, step S8-20
Move to

(Selling Property Search Process) Next, the selling property searching process will be described (step S16- in FIG. 16).
5 to S16-10). The buyer's intermediary, when requested by the buyer to search for a property for sale, selects the link button 19-2 on the member-only screen of FIG. 19 via the input device 23 to open a search screen for the property for sale. . Although illustration of a display example of this screen is omitted, in this search screen, an intermediary can input a search condition and instruct a search. Here, the search condition is information on the property desired by the buyer, and is information stored in the sale property information DB 12 (for example, the sale property ID, the buyer I
D, property name, property type, location, transportation means, site area, age, structure, occupancy rate, floor area ratio, mortgage information) . This search can be performed using a known search algorithm, and the search can be performed by an arbitrary method such as an AND search or an OR search. The search condition thus input is transmitted to the server device 1.

The property search processing unit 17i of the server device 1
The search condition transmitted from the mediator client device 2 is matched with the sale property information stored in the sale property information DB 12, and the sale property information that matches the search condition is extracted. Then, a Web page for displaying the extracted for-sale property information is generated under the control of the Web page generation unit 17f, and the Web page data is transmitted to the client device 2 of the intermediary. Property search processing unit 1
7i stores in the search DB 19 the search condition transmitted from the mediator client device 2 and the mediator ID of this mediator. With this, the process of searching for a property for sale in the server device 1 ends.

[0135] Then, the monitor 24 of the client device 2 of the intermediary displays the extracted sale property information (the sale property I).
D, property name, property format, etc.) are displayed. By looking at this display, the mediator can grasp whether or not the property to be sold by the buyer is registered in the present system. Thereafter, the mediator changes the search condition as necessary and performs a re-search, etc., and then reports the search result to the buyer by an arbitrary method such as e-mail or writing.

(Loan Search Process) Next, the loan search process will be described (steps S16-11 to S16 in FIG. 16).
16-17). When the buyer's intermediary is requested by the buyer to provide a loan request condition and requests a loan intermediation, the buyer's intermediary selects the link button 19-3 on the member-only screen of FIG. Open the loan search screen. FIG. 20 shows a display example of this screen. As shown in this figure, the loan search screen includes an input field 20-1 for inputting desired loan conditions and an instruction button 20-2 for instructing execution of a loan search. .
Then, the intermediary inputs the desired loan condition designated by the buyer in the input field 20-1, selects the instruction button 20-2, and instructs execution of the search.

Then, the desired loan condition input by the intermediary is transmitted to server device 1, and a loan search process is performed under the control of loan search processing unit 17j. Specifically, matching is performed between the input desired loan condition and the desired loan condition stored in the loan information DB 18, and if there is a desired loan condition that matches the desired loan condition, the desired loan condition is associated with the desired loan condition. Extract the stored loan offer information. Then, a Web page for displaying the extracted loan providing information is generated under the control of the Web page generation unit 17f, and the Web page data is transmitted to the client device 2 of the intermediary. In addition, the loan search processing unit 17
j retrieves the loan request condition transmitted from the client device 2 of the mediator and the mediator ID of the mediator and searches the
To be stored. This completes the loan search processing in the server device 1. Then, the extracted loan providing information is displayed on the monitor 24 of the client device 2 of the mediator.

FIG. 21 shows a display example of the loan providing information. As shown in this figure, the screen is provided with a display unit 21-1 for displaying desired loan conditions and a display unit 21-2 for displaying loan provision information corresponding thereto (note that the property ID is input). Column 21-3, input column 21- of buyer ID
4, the examination request button 21-5 and the loan contract request button 21-6 will be described later). In the display unit 21-2 for displaying the loan providing information, the loan providing information obtained by the search is described. In particular, in FIG. 21, a plurality of loan providing information is shown together. It should be noted that the order in which a plurality of pieces of loan providing information are written together is arbitrary. For example, the information can be written in ascending or descending order using the loan interest rate and the monthly repayment as keys. This order can be specified on the loan search screen in FIG. 20 or on the main screen in FIG.

By looking at the display screen of such financing provision information, the intermediary can grasp whether or not financing provision information corresponding to the desired financing desired by the buyer is registered in the present system. In addition, the contents of the loan providing information can be grasped. Thereafter, the intermediary performs a re-search or the like by changing the desired loan conditions as necessary, and then reports the search result to the buyer by an arbitrary method such as e-mail or writing. In particular, by saving the loan providing information display screen of FIG. 21 and sending it to the buyer by attaching it to an e-mail or the like, it is possible to integrally report the desired loan conditions and the loan providing information. it can.

In the loan search screen of FIG. 20,
Although the description is made assuming that the desired loan condition is input in the input field 20-1, here, the information on the property for sale acquired in the above-described property search process may be used as the desired loan condition. For example, on the loan search screen, the intermediary inputs only the sale property ID of the sale property information acquired in the property search processing, and only the desired loan condition (for example, the desired loan amount) that cannot be specified only by the sale property ID. Alternatively, a loan search process may be performed. In this case, the sale property information is automatically extracted from the sale property information DB 12 based on the sale property ID, and a loan search can be performed using the sale property information. Search D
By retrieving the loan search condition stored in B19, a part of the loan search condition may be changed so that the search can be performed again. In such a case, the intermediary can perform the loan search without inputting the information such as the type of the real estate, etc., so that the loan search is further facilitated. Naturally, in such a case, the item of the property for sale stored in the property for sale information DB12 and the item of the desired loan condition stored in the loan information DB18 need to be shared with each other. There is.

(Loan Examination Request Processing) Next, loan examination request processing will be described (step S16- in FIG. 16).
18 to S16-21 and S16-24). The buyer's intermediary, when requested by the buyer to perform a loan check, displays the loan providing information display screen of FIG.
To be displayed. When the screen displayed in the loan search process is displayed as it is on the monitor 24, this screen can be used as it is. In other cases, after the loan search process, the screen data stored in the client device 2 or the server device 1 of the intermediary can be called and used, or the Cookie file stored in the client device 2 can be used. With reference to this, the server device 1 can also regenerate the data. In particular,
The loan search condition can be called from the search DB 19 and included in the screen data.

As shown in FIG. 21, the loan providing information display screen is a property ID input field (property specifying information input section).
21-3, a buyer ID input field (buyer identification information input section) 21-4, and an examination request button (examination request instruction section) 21-5. Then, the intermediary enters the property ID of the property to be loaned in the input box 21-3, and inputs the buyer's buyer ID in the input box 21-.
4 and selecting the examination request button 21-5 corresponding to the loan provision information for which a loan examination is requested, the entered information, the loan request conditions displayed on this display screen, and the selected examination request The loan providing information corresponding to the button 21-5 is transmitted to the server device 1.

In the server device 1 having received this information, a request for loan examination is performed under the control of the loan examination processing unit 17k. Specifically, based on the property ID transmitted from the client device 2 of the intermediary, the property to be sold is called by referring to the property to be sold information DB 12. Also,
Based on the buyer ID transmitted from the client device 2, the buyer information is called by referring to the buyer information DB10. Further, based on the information input when the client device 2 logs on to the server device 1, the mediator ID of the mediator that mediates the request is acquired.

Then, predetermined information indicating that a loan examination is requested, the sold property information, the buyer information,
In addition, the intermediary ID and the desired loan condition transmitted from the client device 2 are transmitted by e-mail to the client device 2 of the lender specified by the loan provision information transmitted from the client device 2. (In this regard, the loan examination processing unit 17k constitutes property-related information processing means for extracting and transmitting information related to the real estate property and buyer-related information processing means for extracting and transmitting information on the buyer) . To send such emails,
A known electronic mail automatic transmission function can be used. This completes the loan examination request processing in the server device 1.

As described above, after the borrower requests the borrower for a loan examination (after sending an e-mail from the server device 1 to the borrower's client device 2), Concludes a loan mediation contract with the buyer who has requested the loan examination (see steps S16-22 to S16-23 in FIG. 16). This agreement is for the buyer to ask the entrepreneur to mediate the loan,
In addition, the contract prohibits the lender and the buyer from conducting a direct transaction without the intermediary of the opening person.
This guarantees the profit of the borrower's loan brokerage when the loan is established.

(Reporting Process of Loan Examination) Thereafter, the result of the loan examination is reported (step S16-2 in FIG. 16).
5-S16-29). Specifically, the lender conducts a screening on whether or not the lending is possible based on the information sent from the server device 1 and specifies information indicating the screening result, a buyer who receives the loan, and an intermediary thereof. (For example, in the loan examination request processing, the server device 1
The e-mail is sent to the server device 1 with the mediator ID transmitted from the client device and the buyer ID extracted from the buyer information transmitted from the server device 1).

In the server device 1 that has received the e-mail, the loan examination report processing is performed under the control of the loan examination processing unit 17k. Specifically, the e-mail transmitted from the lender's client device 2 is transferred to the intermediary client device 2 specified by the intermediary ID included in the e-mail. Thus, the loan examination report processing in the server device 1 ends. Upon receiving this e-mail, the intermediary can understand the details of the loan check,
After receiving a re-examination by changing the loan conditions as necessary, the results are reported to the buyer by e-mail or the like.

Thereafter, the establisher concludes a written loan agreement with the lender (see steps S16-30 and S16-31 in FIG. 16). This contract is
When a loan is established through the intermediary of the establisher (when a money lending contract is concluded), the contract is for the lender to pay a predetermined fee to the establisher, and the loaner and the buyer establish the This is a contract to prohibit direct transactions without the intervention of a person. This guarantees the profit of the borrower's loan brokerage when the loan is established.

(Money Consumption Loan Contract Application Process) Next, the money consumption loan contract application process will be described (see steps S16-32 to S16-35 in FIG. 16). The buyer's intermediary displays the loan providing information display screen of FIG. 21 on the monitor 24 when, for example, the buyer requests to apply for a money lending contract. As shown in FIG. 21, the loan provision information display screen includes a loan contract request button (loan contract application instruction unit) 21-6.
It is comprised including. Then, the intermediary enters the property ID of the property to be sold, which is the object of the money lending contract, in the input field 21.
-3, the buyer's buyer ID is entered in the input field 21-4, and the loan contract request button 21-6 corresponding to the loan provision information for which the user wants to request a money lending contract is selected. The desired loan condition displayed on the display screen and the loan providing information corresponding to the selected loan contract request button 21-6 are transmitted to the server device 1.

In the server device 1 which has received this information, under the control of the loan contract processing unit 17l, a loan contract request process is performed. Specifically, based on the property ID transmitted from the client device 2 of the intermediary, the property to be sold is called by referring to the property to be sold information DB 12. Also,
Based on the buyer ID transmitted from the client device 2, the buyer information is called by referring to the buyer information DB10. Further, based on the information input when the client device 2 logs on to the server device 1, the mediator ID of the mediator that mediates the request is acquired.

Then, predetermined information indicating that a money lending contract is requested, the above-mentioned property information for sale, buyer information, and broker ID, and the desired loan condition transmitted from the client device 2 are displayed. To the client device 2 of the lender specified by the loan providing information transmitted from the client device 2 (in this regard, the loan contract processing unit 17l relates to the real estate property). A property-related information processing means for extracting and transmitting information, and a buyer-related information processing means for extracting and transmitting information on the buyer). Thus, the request processing of the loan contract in the server device 1 is completed.

The borrower who has received the e-mail contacts the buyer directly based on the seller information included in the e-mail, or contacts the buyer via the establisher or intermediary, A monetary loan contract is concluded in writing (see steps S16-36 and S16-37 in FIG. 16). Thereafter, as described above, a predetermined interval (for example, 1
(Every month), the lender reports the results of the loan to the buyer to the system, and the licensee of the system receives the invoice and asks the lender to pay a fee. The loaner pays a fee to the establisher based on the bill (step S in FIG. 16).
16-38 to S16-43).

[0153] The reason why the invoicing person waits for a report from the borrower and issues an invoice is that until the report is issued, it is determined whether or not the money consumption loan contract has actually been concluded. This is because they cannot grasp it. Therefore, if the establishment side can grasp the conclusion state of the monetary loan contract by receiving reports from the buyer or intermediary, etc.
At any time after the contract is concluded, the borrower can request the lender to charge a fee.

Now, the first and second embodiments of the present invention have been described.
However, the present invention may be implemented in various different embodiments within the scope of the technical idea described in the claims, in addition to the first and second embodiments described above. . For example, in the first embodiment, the description has been given assuming that real estate is sold and sold by auction, but the type of sale is not necessarily limited to auction and any method can be adopted. Further, a plurality of intermediaries may be introduced to one seller, or the same intermediary may be introduced to both the seller and the buyer. Further, the buyer may be able to select the mediator based on his / her own criteria.

The screening conditions of the mediator, the screening conditions of the buyer, the selection conditions of the broker, and the screening conditions of the bid are as follows:
The condition can be set arbitrarily without being limited to the conditions described above. Further, when there is further necessary information according to the condition, the information may be input to an intermediary or a seller via the client device 2. In addition, all of these examinations and selections do not necessarily have to be performed automatically, and some or all of them may be performed by the establisher. In this case, the examination result can be notified to the concerned persons by e-mail or the like.

Further, in the second embodiment, a request for loan examination and an application for a loan contract for money consumption are made on the loan offer information display screen shown in FIG. 21, but these requests and applications are made in accordance with the loan offer information. It can be performed in any method separated from the display of information. In addition, the processing procedures, control procedures, specific names, numerical values, and the like shown in the above document and drawings can be arbitrarily changed unless otherwise specified.

[0157]

As described above, according to the present invention as set forth in claim 1 or 11, an intermediary is registered in advance,
Since the broker is introduced to the buyer who has made an offer regarding the sale of real estate, the buyer does not have to search for the broker himself, and the sale of real estate becomes easier. Then, the trader can request a broker that is more suitable for himself / herself. In addition, the mediator can access more buyers and sellers, and can increase the chances of brokering.

[0158] According to the present invention as set forth in claim 2 or 12, an examination regarding the suitability of the intermediary by the intermediary is performed,
Only intermediaries that pass this examination are registered. Therefore, only the broker who passed the examination is introduced to the buyer, and the buyer does not need to judge the suitability of the broker himself, so that a more reliable real estate sales broker can be performed. In addition, since the review of the intermediary is intensively performed by the system opener, the review can be performed more accurately.

Further, according to the present invention as set forth in claim 3 or 13, a review on the suitability of the offer is performed, and only the offer that passes this review is registered. Therefore, the broker will be introduced to the buyer only when there is an offer that passes the examination, and the broker will not need to judge the suitability of the offer, and will perform more reliable real estate sales brokerage be able to. In addition, since the review of real estate sale offers is intensively conducted by the system opener,
This examination can be performed more accurately.

Further, according to the present invention as set forth in claim 4 or 15, since real estate is bought and sold in auction form, real estate is formed by forming agreement between seller and buyer with high probability while ensuring fairness. A trade can be made. In particular, buyers and their intermediaries can easily browse auction information using their own client devices, and thus can easily obtain a wide range of information.

Further, according to the present invention described in claim 5,
Intermediaries can earn commission income from buyers and brokers can earn commission income from brokers, and therefore provide incentives for high-quality services to both brokers and establishers. be able to.

Further, according to the present invention as set forth in claim 6 or 16, by presenting the desired loan condition, the contents of the loan satisfying the desired loan condition are notified. You can easily find the appropriate loan. In particular, since it is possible to perform an integrated search on the real estate trading system, property information and loan information can be presented together to buyers and intermediaries, improving the convenience of real estate trading and improving customer satisfaction. (CS) can be improved.

According to the present invention, the screen for notifying the search result of the loan includes an examination request instructing unit for requesting a loan examination. By selecting, a request for loan examination is sent to the lender. Therefore, the request for loan examination can be performed in an integrated manner on the real estate trading system, so that the convenience of real estate trading can be further improved, and the customer satisfaction can be further improved.

Further, according to the present invention as set forth in claim 8 or 18, the screen notifying the search result of the loan includes a loan contract application instruction unit for applying for a money consumption loan contract. By selecting the application instruction unit, a message to the effect that a money lending contract is to be applied is transmitted to the lender. Therefore, on the real estate trading system, it is possible to integrally apply for a loan contract for money consumption, so that the convenience of real estate trading can be further improved,
Customer satisfaction can be further improved.

According to the ninth or nineteenth aspect of the present invention, the screen for notifying the search result of the loan includes a property specifying information input section for inputting information for specifying a real estate property to be loaned. Based on the information input to the property specifying information input unit, information related to the real estate property to be loaned is automatically extracted and transmitted to the lender. Therefore, an intermediary or the like can make a loan examination request without inputting information related to the real estate article one by one, and thus the convenience of real estate financing can be further improved.

According to the tenth or twentieth aspect of the present invention, a screen for notifying a search result of a loan includes a buyer specifying information input section for inputting information for specifying a buyer who desires a loan. The information related to the buyer is automatically extracted and transmitted to the lender based on the information included in the buyer identification information input unit. Therefore, an intermediary or the like can request a loan examination without inputting information related to the buyer one by one or the like, so that the convenience of real estate financing can be further improved.

According to the fourteenth aspect of the present invention, the mediator to be introduced to the buyer is selected by the mediator selecting means on the basis of a predetermined criterion. Can be used to broker real estate transactions, so that high-quality real estate transactions can be performed as desired.

Further, according to the present invention, by causing a computer to read a program recorded on a recording medium, each of the above methods can be realized, and the above effects can be obtained by the method.

[Brief description of the drawings]

FIG. 1 is an explanatory diagram for explaining the concept of a real estate trading intermediation method according to a first embodiment of the present invention.

FIG. 2 is an overall configuration diagram of the real estate trading intermediation system according to the first embodiment of the present invention.

FIG. 3 is a diagram showing an example of information stored in a buyer information DB.

FIG. 4 is a diagram showing an example of information stored in a mediator information DB.

FIG. 5 is a diagram showing an example of information stored in a property for sale information DB.

FIG. 6 is a diagram illustrating an example of information stored in an auction information DB.

FIG. 7 is a flowchart of an intermediary registration process.

FIG. 8 is a flowchart of a process when a seller wants to sell and a process of introducing an intermediary to the seller according to the first embodiment.

FIG. 9 is a flowchart of a process when a buyer desires to purchase and a process of introducing an intermediary to the buyer according to the first embodiment.

FIG. 10 is a flowchart of a process when a buyer participates in an auction according to the first embodiment.

FIG. 11 is a diagram illustrating a display example of an initial screen according to the first embodiment;

FIG. 12 is a diagram showing a display example of a member-only initial screen according to the first embodiment;

FIG. 13 is a diagram illustrating a display example of a browsing screen of a property for sale according to the first embodiment;

FIG. 14 is a diagram illustrating a display example of an auction screen according to the first embodiment;

FIG. 15 is a diagram illustrating a display example of a bid screen according to the first embodiment;

FIG. 16 is an explanatory diagram for explaining the concept of a real estate trading intermediation method according to the second embodiment of the present invention.

FIG. 17 is an overall configuration diagram of a real estate trading intermediary system according to a second embodiment of the present invention.

FIG. 18 is a diagram illustrating a display example of an initial screen according to the second embodiment.

FIG. 19 is a diagram illustrating a display example of a member-only screen according to the second embodiment;

FIG. 20 is a diagram illustrating a display example of a loan search screen according to the second embodiment;

FIG. 21 is a diagram illustrating a display example of loan provision information according to the second embodiment;

[Explanation of symbols]

 1 server device 10 seller information database 11 broker information database 12 sale property information database 13 auction information database 14 condition database 15 web page database 16 communication control interface 17 controller 17a broker reviewer 17b buyer reviewer 17c sale reviewer Section 17d Broker selection section 17e Bidding processing section 17f Web page generation section 17g Broker registration section 17h Sale property registration section 17i Property search processing section 17j Loan search processing section 17k Loan examination processing section 17l Loan agreement processing section 18 Loan information database 2 Client device 20 Control unit 20a Web browser 21 HD 22 RAM 23 Input device 24 Output device 25 Input / output control interface 26 Communication control interface 27 Bus 3 Interface Net

Claims (21)

[Claims] 1. A real estate sales intermediary method for real estate sales intermediation using a system configured by connecting a server device and a plurality of client devices so as to be able to communicate with each other over a network. Registering the predetermined information regarding the broker of the real estate, and, when there is an offer to buy or sell the real estate from the seller or the buyer of the real estate, registering the predetermined information related to the offer; and the seller who made the offer to buy or sell the real estate Or selecting an intermediary to be introduced to the buyer from the registered intermediaries. 2. The method according to claim 1, wherein, in the step of registering the information on the intermediary, a check is made on the suitability of the intermediary of each intermediary, and only the information on the intermediary that has passed the examination is registered. Real estate sales brokerage method described. 3. The method according to claim 1, wherein, in the step of registering the offer for the sale of real estate, a check is made on the suitability of each offer, and only information on the offer that passes this examination is registered. Real estate sales brokerage method. 4. In the server device, when information on auction of real estate is presented from a seller or an intermediary thereof, a step of registering and announcing the information; A step of registering the information when presented, and a step of determining a buyer to which the real estate is sold based on the information on the bid. Real estate sales brokerage method described in one. Claim 5: After the real estate sale is completed, the seller or buyer pays a predetermined fee to the intermediary who has brokered the real estate sale, and the seller or buyer intermediary introduces himself to the seller or buyer. Paying a predetermined fee to the established system creator. The method according to any one of claims 1 to 4, further comprising: 6. A real estate sales intermediation method for real estate sales intermediation using a system configured by connecting a server device and a plurality of client devices so as to be able to communicate with each other over a network. Presented by the buyer or the buyer's intermediary,
A step of searching for a loan that satisfies the desired loan condition by a predetermined method based on the desired loan condition for receiving a real estate loan; and the content of the searched loan, or the content of the searched loan and the loan Generating a screen data for notifying the buyer or the buyer's intermediary of the desired condition; and transmitting the screen data to the client device of the buyer or the buyer's intermediary. Real estate brokerage method. 7. In the step of generating the screen data, the screen data includes a screening request instructing unit for requesting a lender to conduct a loan screening, and includes a buyer or an intermediary client apparatus of the buyer. The method according to claim 6, further comprising: transmitting a request for loan examination to the client device of the lender when the examination request instruction unit is selected. 8. In the step of generating the screen data, the screen data includes a loan contract application instruction unit for applying to the lender for a money consumption loan contract, and includes a client device of a buyer or an intermediary of the buyer. And transmitting, to the client device of the lender, a request to apply for a monetary loan contract when the loan contract application instruction unit is selected. Trading brokerage method. 9. In the step of generating the screen data, the screen data includes a property specifying information input section for inputting information for specifying a real estate property to be loaned, and includes a buyer or an intermediary of the buyer. From the client device,
When the information input to the property specifying information input unit is transmitted, a step of extracting information related to the real estate property specified by the information by a predetermined method; and The method according to any one of claims 6 to 8, further comprising: transmitting to a client device. 10. In the step of generating the screen data, the screen data includes a buyer specifying information input section for inputting information for specifying a buyer who desires a loan. From the device
A step of extracting information related to the buyer specified by the information by a predetermined method when the information input to the buyer specifying information input section is transmitted; and transmitting the extracted information to the client of the lender. The method according to any one of claims 6 to 9, further comprising: transmitting to a device. 11. A real estate sales and mediation system comprising a server device and a plurality of client devices communicably connected via a network, wherein the server device stores predetermined information relating to a seller or a buyer of the real estate. And a broker information storage unit for storing predetermined information relating to a broker of real estate trading to be introduced to a seller or a buyer. 12. The server device according to claim 11, wherein the server device includes a mediator examination unit that performs a predetermined examination on the suitability of the mediation of the mediator based on information notified from the client device of the mediator. Real estate sales brokerage system described in. 13. The server device, based on information notified from a client device of a seller or a buyer,
13. The real estate sales intermediary system according to claim 11, further comprising a buyer examination means for conducting a predetermined examination on suitability of a real estate offer from a seller or a buyer. 14. The server device according to claim 1, further comprising: an intermediary selecting unit that selects an intermediary to be introduced to a seller or a buyer based on predetermined information based on information stored in the intermediary information storing unit. 14. The real estate sales intermediation system according to claim 11. 15. The server device is provided with information on auction of real estate presented from a client device of a seller or a mediator introduced to the seller, and presented from a client device of a buyer or a mediator introduced to the buyer. 15. Auction information storage means for storing information on auctions of real estate that has been auctioned.
The real estate sales brokerage system according to any one of the above. 16. A real estate trading intermediary system comprising a server device and a plurality of client devices communicably connected to each other via a network, wherein the server device stores financing information for real estate financing. Information storage means, provided by the buyer of the real estate or an intermediary of the buyer,
Based on the desired loan condition for receiving a real estate loan, a loan satisfying the desired loan condition is searched from the information stored in the loan information storage unit by the loan search processing unit and the loan search processing unit is searched. And a data generating means for generating screen data for notifying the buyer or the mediator of the buyer of the information related to the loan, the real estate trading mediation system comprising: 17. The data generating means generates the screen data including an examination request instructing unit for requesting a lender to conduct a loan examination. The server device includes a client of a buyer or an intermediary of the buyer. 17. The system according to claim 16, further comprising: a loan examination processing means for transmitting, to the client device of the lender, a request for examination of the loan when the examination request instruction section is selected via the apparatus. The real estate brokerage system described. 18. The data generating means generates the screen data including a loan contract application instruction unit for applying to a lender for a money lending contract, and the server device has a buyer or an intermediary of the buyer. And lending contract processing means for transmitting, to the lender's client device, a request to apply for a monetary loan contract when the lending contract application instruction unit is selected via the client device. The real estate trading intermediation system according to claim 16 or 17, wherein 19. The data generating means generates the screen data including a property specifying information input section for inputting information for specifying a real estate property to be loaned. When the information input to the property specifying information input unit is transmitted from the client device of the buyer's intermediary, information related to the real estate property specified by the information is extracted by a predetermined method, and the extraction is performed. 19. The real estate trading intermediation system according to claim 16, further comprising: a property-related information processing means for transmitting the obtained information to a client device of the lender. 20. The data generating means generates the screen data including a buyer specifying information input unit for inputting information for specifying a buyer who desires a loan. The server device includes a buyer or a buyer. When the information input to the buyer identification information input unit is transmitted from the client device of the mediator of the agent, information related to the buyer identified by the information is extracted by a predetermined method, and the extracted information 20. A real estate trading intermediation system according to claim 16, further comprising a buyer-related information processing means for transmitting the information to the client device of the lender. 21. A computer-readable recording medium having recorded thereon a program for causing a computer to execute the real estate trading intermediation method according to any one of claims 1 to 10.