JP2023092766A - Transaction system - Google Patents

Abstract

To provide a transaction system for eliminating variations in ability and information amount capable of corresponding to each of a seller side and a buyer side for each intermediary.SOLUTION: A transaction system 10 comprises a seller terminal 1, a buyer terminal 3, an intermediary terminal 7 and an information processing unit 2. The information processing unit 2 includes: a trading object information storage unit 11 for storing trading object information input from the seller terminal 1; an information retrieval unit 12 for outputting the trading object information to be proposed to a buyer from among pieces of the trading object information; a commission calculation unit 13 for calculating commissions to be borne by a seller and the buyer based on the trading object information; and a contract execution unit 14 for executing a contract among the seller terminal 1, the buyer terminal 3, and the intermediary terminal 7 and procedure accompanying the contract. The commission calculation unit 13 determines commission to be borne by the seller and the buyer based on a procedure difficulty index that indicates difficulty of the procedure of the intermediary set for each piece of the trading object information.SELECTED DRAWING: Figure 1

Description

The present invention relates to a transaction system used for various transactions such as real estate transactions.

In commercial transactions in various fields, transaction systems using networks such as the Internet are operated. Various transaction systems have also been proposed for commercial transactions involving real estate properties. In commercial transactions dealing with real estate properties (hereafter referred to as real estate transactions), real estate agents who handle buying and selling are legally obligated to perform prescribed procedures such as explaining important matters to buyers. In addition, real estate transactions often require real estate registration and various financing procedures after the transaction, so in most cases, a real estate agent intervenes between the buyer and the seller. For this reason, real estate transaction systems are required to have functions different from transaction systems used in commercial transactions in other fields.

Patent Documents 1 to 4, for example, disclose real estate transaction systems using networks such as the Internet.

In Patent Document 1, an unmanned building can be viewed using a pre-arranged viewing robot without requiring the presence of a real estate agent, and an unmanned building can be prevented from being damaged inside the building. A real estate transaction system including a viewing system is disclosed.

Patent document 2 discloses a real estate transaction system including a member registration system, a property information search system, a message system, a document generation system, and the like. In the system of Patent Literature 2, a buyer registered in a member registration system searches real estate property information for sale in a property information search system, and if there is property information that he likes, inquires of the seller via a message system. , can apply for viewing, negotiate price, and apply for purchase. In addition, the seller can immediately respond to inquiries from the buyer. Here, the real estate agent can confirm, edit, and supplement the information on the property for sale based on their professional knowledge. When the seller and the buyer complete an agreement on a property sales transaction, the real estate agent receives communication from both parties, browses the message system, and after confirming the exchange data in the transaction, mediates the contract. At that time, the documents can be generated by the document generation system, and the real estate agent can refer to the personal information of the seller and the buyer, the property information, and the data of the exchange of transactions, and perform the brokerage business by a general method. It is said to be possible.

Further, Patent Document 3 describes a transaction condition setting unit that sets transaction conditions for a real estate property, a deed data generation unit that generates documents necessary for transactions based on the set transaction conditions, and a generated document Disclosed is a real estate brokerage system (real estate transaction system) comprising a cooperation unit that cooperates with a guarantee system that guarantees legitimacy, and a real estate transaction execution unit that executes transactions of real estate properties based on the guarantee obtained by the cooperation unit. there is The transaction condition setting unit determines part of the transaction conditions, including the brokerage commission or discount rate for the transaction object, by random calculation based on a lottery operation by the seller or the buyer, or both, and sets the determined transaction conditions. It is said that

Furthermore, in Patent Document 4, a property data management unit that manages real estate property data received from a real estate agent terminal, a construction example data management unit that manages construction example data received from a contractor terminal, Search for property data that conforms to specified property conditions, transmit the found property data to the applicant's terminal, search for construction example data that conforms to the construction conditions specified from the applicant's terminal, and search for the applicant's terminal A real estate brokerage system (real estate transaction system) is disclosed that includes a search execution unit that can transmit to. According to Patent Document 4, it is possible to effectively search for desired property data desired by a property applicant and search for desirable construction example data in one system.

Japanese Patent No. 6870885 JP 2016-218986 A Japanese Patent No. 6434086 JP 2020-30824 A

By the way, in recent years, due to the revision of laws and regulations related to transactions of real estate properties, from the viewpoint of buyer protection, stricter transactions with real estate agents and sellers are being demanded. For example, the fact that the accountability of real estate agents for real estate properties being traded is being strengthened, and the number of items for explaining important matters at the time of transactions is increasing.

Reflecting such a recent transaction environment, real estate agents are looking for peculiar properties that have low transaction prices, but which may lead to complaints with buyers later (low prices and high risks). There is a growing tendency to shy away from Properties with peculiarities include, for example, properties that require repair in part of the building or land, properties that contain some kind of defect, properties that have problems with the surrounding environment, etc., properties that have accidents, and other properties that are known as so-called properties with defects. is mentioned. Properties with such peculiarities, that is, properties that real estate agents tend to avoid dealing with are hereinafter referred to as specific real estate properties. Such specific real estate properties are difficult to handle even in the real estate transaction systems described in Patent Documents 1 to 4 above.

For example, there is a free property introduction site provided on the Internet as a receptacle for specific real estate properties that real estate agents are reluctant to handle. A free property introduction site directly mediates between an individual who is a seller and an individual who is a buyer. In addition, on the free property introduction site, the real estate agent set by the manager of the free property introduction site performs only the prescribed procedures required for the purchase and sale agreed between the seller and the buyer. However, since the property to be handled is a specific real estate property, the transaction price is low and the commission is small.

On the other hand, ordinary real estate properties that are not specific real estate properties are high-priced and low-risk for real estate agents, and have high liquidity in the market. For this reason, in the real estate transaction system on the website operated by the real estate agent, from the standpoint of the seller, although the property can be sold quickly, the high price means that the seller pays a high commission. In addition, when the buyer finds a desired property through the real estate transaction system on the website, even though he or she intends to make an immediate decision to purchase the property by simply confirming the details of the property, he or she repeatedly checks the site. As with properties that require repeated consideration over a long period of time, there is a problem that a uniform high fee will be charged. In addition, the real estate agent (manager of the real estate transaction system) who handles the property, which requires a high fee due to its high price, is a fast-moving property that the buyer decides to purchase on the fly. In some cases, buyers are dissatisfied that they do not have enough information to satisfy them. In addition, small and medium-sized real estate agents based in traditional local areas are still facing a shortage of properties, and some are struggling to increase the number of properties they handle, even if only a little.

As described above, in real estate transactions, there are problems in both specific real estate properties and normal real estate properties that are not specific real estate properties. In other words, in real estate transactions, it can be said that there is a large variation in the capacity and amount of information that can be applied to each of the seller side and the buyer side depending on the real estate agent that handles the transaction. Furthermore, in real estate transactions, there are large variations in the amount of effort and information required of real estate agents depending on the property to be handled. For this reason, it cannot be said that both sellers and buyers are provided with satisfactory services for the costs paid by themselves, and this is a factor that hinders the activation of transactions. In addition, even in transactions other than real estate, for example, in transactions of automobiles, ships, etc., there are cases where purchase agreements are made on the transaction system, and formal transfer and registration procedures are entrusted to brokers. exist. For this reason, transactions of property (including goods and services) mediated by such intermediaries have the same problems as real estate transactions.

Therefore, an object of the present invention is to provide a trading system that can activate trading by reflecting the content of the trading on trading.

In order to solve the above problems, the present invention is a real estate transaction system that sets an appropriate fee according to the content of the property (including goods and services) to be traded, that is, a fee that is commensurate with the labor of the broker. based on that.

That is, the present invention provides a transaction system used in electronic commerce via a network, including a seller terminal used by a seller, a buyer terminal used by a buyer, and an intermediary terminal used by an intermediary that mediates between the seller and the buyer. , an information processing unit that connects the seller terminal, the buyer terminal, and the intermediary terminal, the information processing unit includes a trading object information storage unit that stores trading object information input from the seller terminal, and the buyer terminal an information search unit for outputting information on a trading object to be proposed to the buyer from among the information on the trading object based on the condition information input from; and a contract execution unit for executing a contract among the seller terminal, the buyer terminal, and the intermediary terminal and procedures associated with the contract, wherein the commission calculation unit is set for each of the trading object information A real estate transaction system is adopted in which commissions to be borne by the seller and the buyer are determined based on a procedure difficulty index indicating the difficulty of the procedures of the broker.

Here, the commission calculation unit (13) can employ a configuration in which the higher the procedure difficulty index is, the higher the commission to be borne by the seller and the buyer is set. Alternatively, the commission calculation unit (13) can adopt a configuration in which the commission to be borne by at least one of the seller and the buyer is set higher as the procedure difficulty index is higher.

The procedure difficulty index can be set higher as the elapsed time after the trading object information is input from the seller terminal is longer.

The procedure difficulty index is determined based on an accountability index indicating the degree of accountability of the intermediary required for the transaction target, and a financing difficulty index indicating the difficulty of financing related to the transaction target. configuration can be adopted.

Further, the information processing unit calculates a trading object evaluation index, which is the buyer's evaluation set for each trading object information, based on the evaluation of the trading object input from the buyer terminal. section, wherein the procedure difficulty index is set higher as the trading object evaluation index is lower.

The trading object evaluation index may be determined based on the reason why the buyer postponed the purchase, the evaluation of the trading object, and the evaluation of the buyer's response to the inquiry to the seller.

According to this invention, it is possible to provide a trading system that can activate trading by reflecting the content of the trading on the trading.

1 is a schematic diagram of a system of the invention; FIG. Comparison of brokerage fees for used properties handled by the system of the present invention

BEST MODE FOR CARRYING OUT THE INVENTION Hereinafter, embodiments of the present invention will be described based on the drawings. FIG. 1 shows the configuration of a trading system 10 of the present invention. In the embodiment, since the trading system 10 deals with real estate, it is hereinafter referred to as the real estate trading system 10 . The real estate transaction system 10 has a function of providing information and conducting electronic commerce via a network (communication line) such as the Internet.

In FIG. 1, reference numeral 1 denotes a user terminal used by a seller of a real estate property to be traded. A user terminal is connectable to a network. Here, a personal computer is assumed as the user terminal, but it may be another device such as a smart phone (the same applies to each terminal described later). Hereinafter, the user terminal used by the seller will be referred to as the seller terminal 1 . Further, a real estate property to be traded is simply referred to as a property, and information about the property is referred to as property information (trading target information). Reference numeral 3 denotes a user terminal used by the buyer of the real estate property to be traded. Buyers include not only users who have actually concluded a contract for buying and selling properties, but also users who are looking for properties to purchase. Reference numeral 7 denotes a user terminal used by an intermediary who acts as an intermediary between the seller and the buyer.

In FIG. 1 , reference numeral 2 denotes an information processing section 2 that constitutes the main part of this real estate transaction system 10 . The information processing section 2 is a management server that connects the seller terminal 1, the buyer terminal 3, and the intermediary terminal 7 via a network, and manages and controls information used in transactions. In this embodiment, the information processing section 2 is managed by a specific site operator (administrator), but a real estate agent who can act as an intermediary may manage this information processing section.

The information processing unit 2 stores the property information input from the seller terminal 1 (referred to as the property information storage unit 11 in this embodiment) for sale information storage unit 11, and based on the condition information input from the buyer terminal 3 and an information retrieval unit 12 for outputting property information to be proposed to the buyer from the property information, and a commission calculation unit 13 for calculating commissions to be borne by the seller and the buyer based on the property information. The information processing section 2 also includes a contract executing section 14 for executing contracts between the seller terminal 1, the buyer terminal 3, and the intermediary terminal 7 and procedures associated with the contract.

The seller transmits his/her own information (address, name, age, occupation) to the information processing section 2 through the seller terminal 1 . The transmitted information on the seller is stored in the user information storage unit 16 . In addition, the buyer transmits his/her own information (address, name, age, occupation, type of current residence, etc.) to the information processing section 2 through the buyer terminal 3 . The transmitted information about the buyer is saved in the user information storage unit 16 .

The property information stored in the property information storage unit 11 includes, for example, the location of the property that the seller wishes to sell, building information (floor plan, area, drawing, etc.), land information, property history (new construction year, renovation history, contractor, etc.), exterior and interior views, views and other images and videos.

The information search unit 12 has a function of providing necessary property information according to condition information requested from the buyer terminal 3 . In the information search unit 12, the condition information input from the buyer terminal 3 includes, for example, the desired area (administrative division such as prefectures and municipalities, names along railway lines, etc.), the type of desired property (detached house, collective housing, etc.) ), the floor plan of the desired property, the desired price range, and the desired building age of the property. The information search unit 12 transmits the property information corresponding to the request from the buyer terminal 3 to the buyer terminal 3 as image and sound information. The buyer can use the buyer terminal 3 to select property information that he/she will purchase or that will be a candidate for purchase by receiving such information.

Through the property information obtained from the information search unit 12, the buyer can virtually observe the exterior, interior, surrounding environment, etc. of the desired property without visiting the site. Here, if he or she desires, he or she can inform the other party through the seller terminal 1 or the system manager terminal 8 that he/she intends to visit and observe the site. The buyer can coordinate the schedule with the intermediary company designated by the seller or the system administrator, and can visit the site in the presence of both parties.

The fee calculation unit 13 has a function of determining the fees to be borne by the seller and the buyer based on the procedure difficulty index indicating the difficulty of the procedure of the broker set for each piece of property information. Information on the amount of this commission is included in the information provided from the information retrieval unit 12 to the buyer terminal 3 . Here, the fee calculation unit 13 determines the amount of the fee as a ratio based on the transaction price described in the property information. The price that serves as the basis for determining this fee is hereinafter referred to as the fee calculation reference amount. The fee calculation standard amount is usually the transaction price (excluding tax) of the property. In other words, the commission calculation unit 13 has a function of determining the amount of commission to be borne by the seller and the amount of commission to be borne by the buyer as a ratio (%) to the reference amount for commission calculation.

The contract execution unit 14 executes a contract between the seller terminal 1, the buyer terminal 3 and the intermediary terminal 7 and the procedures associated with the contract. A contract is an electronic purchase procedure (understood as a provisional purchase procedure) performed in the information management unit 2, but a formal contract is made in writing through a real estate agent as an intermediary. Procedures associated with the contract include explanations of important matters required by law for real estate transactions, procedures for financing by financial institutions, procedures for various insurance contracts, procedures for registration, document procedures for property delivery, etc. mentioned.

The commission calculation unit 13 sets the commission to be borne by the seller and the buyer higher as the procedure difficulty index set for each item of property information is higher. Alternatively, the fee calculation unit 13 sets a higher fee to be borne by at least one of the seller and the buyer as the procedure difficulty index set for each property information is higher. As a result, it is possible to flexibly set an appropriate fee according to the content of the property, that is, a fee that matches the effort of the broker, instead of the conventional fee based on a uniform ratio based on the transaction price. can. The determined commission can be viewed as part of property information on the seller terminal 1 and the buyer terminal 3 . If the commission is an appropriate amount commensurate with the amount of effort put into it, it will give sellers and buyers an incentive to use this real estate transaction system. I can expect it.

Here, the procedure difficulty index is an index that indicates the difficulty of the procedure performed by the intermediary. Decide step by step (for example, in 5 steps).
[1] Number of procedural items related to the sale of the property (x items)
[2] Number of hours required for procedures related to the sale of the property (y hours)
[3] Number of caution items included in procedures related to the sale of the property (z items)
Here, items requiring special attention are items that the above-mentioned specific real estate property has. This is a negative evaluation item for properties with problems, accidents, and other properties with so-called problems.

For example, [1] Regarding the number of procedural items (x items) related to the sale of the property,
[1st stage (procedure difficulty index 1)] x is less than 3 [2nd stage (procedure difficulty index 2)] x is 3 or more and less than 5 [3rd stage (procedure difficulty index 3)] x is 5 or more Less than 7 [fourth stage (procedure difficulty index 4)] x is 7 or more and less than 9 [fifth stage (procedure difficulty index 5)] x is set to 10 or more, and for procedure difficulty index 1, the seller's commission -0.3% (the buyer's commission is also -0.3%), and in the procedure difficulty index 2, the seller's commission rate is -0.15% (the buyer's commission is also -0.15%), In procedure difficulty index 3, the seller's commission rate is ±0% (buyer's commission is also ±0%), and in procedure difficulty index 4, the seller's commission rate is +0.1% (buyer's commission is also +0. 1%), and with procedure difficulty index 5, the commission rate on the seller side can be +0.2% (the commission on the buyer side is also +0.2%). The numerical value of the procedure difficulty index and the corresponding increase/decrease in the commission rate on the seller's side and the buyer's side are not limited to this example, and can be appropriately changed according to the type and content of the property. Further, the number of steps of the procedure difficulty index is not limited to five steps, and the number of steps can be set as appropriate. Furthermore, the amount of increase/decrease in the commission rate on the seller's side and the amount of increase/decrease in the commission rate on the buyer's side may be made different from each other. Variations of these settings are the same in each example described later.

In addition, [2] Regarding the number of hours (y hours) required for procedures related to the sale of the property,
[1st stage (procedure difficulty index 1)] y is less than 3 [2nd stage (procedure difficulty index 2)] y is 3 or more and less than 5 [3rd stage (procedure difficulty index 3)] y is 5 or more Less than 7 [4th stage (procedure difficulty index 4)] y is 7 or more and less than 9 [5th stage (procedure difficulty index 5)] y is set to 10 or more, and for procedure difficulty index 1, the seller's commission -0.2% (the buyer's commission is also -0.2%), and in the procedure difficulty index 2, the seller's commission rate is -0.1% (the buyer's commission is also -0.1%), In procedure difficulty index 3, the seller's commission rate is ±0% (buyer's commission is also ±0%), and in procedure difficulty index 4, the seller's commission rate is +0.1% (buyer's commission is also +0. 1%), and with procedure difficulty index 5, the commission rate on the seller side can be +0.2% (the commission on the buyer side is also +0.2%).

Furthermore, [3] Regarding the number of items requiring attention (z items) included in the procedures related to the sale of the property,
[First stage (procedure difficulty index 1)] z is less than 1 [second stage (procedure difficulty index 2)] z is 1 or more and less than 2 [third stage (procedure difficulty index 3)] z is 2 or more Less than 3 [Fourth stage (procedure difficulty index 4)] z is 3 or more and less than 4 [fifth stage (procedure difficulty index 5)] z is set to 5 or more, and for procedure difficulty index 1, the seller's commission +0.1% (buyer's fee is also +0.1%), procedure difficulty index 2, seller's fee rate is +0.2% (buyer's fee is also +0.2%), procedure difficulty index For 3, the seller's commission rate is +0.3% (buyer's commission is also +0.3%), and for procedure difficulty index 4, the seller's commission rate is +0.4% (buyer's commission is also +0.4%). ), the commission rate on the seller side can be +0.5% (the commission on the buyer side is also +0.5%) for procedure difficulty index 5.

It is also possible to comprehensively judge a plurality of factors such as those listed in [1], [2], and [3] above, and determine the procedure difficulty index step by step as follows. for example,
[Step 1 (Procedure Difficulty Index 1)] x + y + z is less than 15 [Step 2 (Procedural Difficulty Index 2)] x + y + z is 15 or more and less than 20 [Step 3 (Procedural Difficulty Index 3)] x + y + z is 20 or more Less than 25 [Step 4 (procedure difficulty index 4)] x + y + z is 25 or more and less than 30 [Step 5 (procedure difficulty index 5)] x + y + z is 30 or more Here, the above calculation items [1] [2] [3] ], for example, the item [3] may be more important than the item [1] [2], and may be added to the calculation of the procedure difficulty index. For example, instead of the calculation formula of x+y+z, the calculation formula of x+y+2z or the calculation formula of x+y+3z may be adopted. Similarly, the numerical value of the procedure difficulty index and the corresponding numerical value of increase/decrease in the commission rate on the seller's side and the buyer's side can be appropriately set according to the type and content of the property.

In addition, as a procedure difficulty index, for example,
[4] Elapsed time t after property information is input from seller terminal 1
may be used. The longer the elapsed time t after the property information is input from the seller terminal 1, the higher the commission is set. Property information with a long elapsed time after being input, that is, property information with a long posting period is, so to speak, a property that is difficult to sell, and it is highly possible that it includes some reason for the unsellability. For properties that are difficult to sell, the degree of difficulty in the procedures related to the sale is considered to be high because the brokers who mediate them have a large accountability and defect warranty liability. Therefore, it is effective to calculate the procedure difficulty index based on the length of time the property information is posted.

For example, [4] Depending on the elapsed time t (property information publication time t) after the property information is input from the seller terminal 1, the procedure difficulty index is set in stages as follows (for example, in 5 stages) can be determined to
[Step 1 (procedure difficulty index 1)] Elapsed time t after the property information was entered is less than 24 hours [Step 2 (procedure difficulty index 2)] Elapsed time after the property information was entered Time t is 24 hours or more and within 1 week [Step 3 (procedure difficulty index 3)] Elapsed time t after the property information is entered exceeds 1 week and is within 1 month [Step 4 (procedure difficulty Index 4)] Elapsed time t after the property information is input exceeds 1 month and is within 6 months [Step 5 (procedure difficulty index 5)] Elapsed time t after the property information is input more than 6 months

Furthermore, as a procedure difficulty index, for example,
[5] There is also a method of making a decision based on an accountability indicator that indicates the degree of accountability of the agent required for the property. For example, when the number of items to be accountable for is p, the procedure difficulty index can be determined step by step (for example, in five steps) as follows.
[First stage (procedure difficulty index 1)] p is less than 10 [second stage (procedure difficulty index 2)] p is 10 or more and less than 20 [third stage (procedure difficulty index 3)] p is 20 or more Less than 30 [Step 4 (procedure difficulty index 4)] p is 30 or more and less than 40 [fifth step (procedure difficulty index 5)] p is 40 or more

Furthermore, as a procedure difficulty index, for example,
[6] There is also a method of determining based on a financing difficulty index that indicates the difficulty of financing related to the property. For example, when the number of loan procedure items related to a property is q, the procedure difficulty index can be determined stepwise (for example, in five steps) as follows.
[Step 1 (Procedure Difficulty Index 1)] q is less than 10 [Step 2 (Procedural Difficulty Index 2)] q is 10 or more and less than 20 [Third Step (Procedural Difficulty Index 3)] q is 20 or more Less than 30 [Step 4 (procedure difficulty index 4)] q is 30 or more and less than 40 [Step 5 (procedure difficulty index 5)] q is 40 or more

Furthermore, as another procedure difficulty index determination method,
[7] Property evaluation index (trading target evaluation index)
There is also a method of making a decision based on In this case, the information processing unit 2 calculates the property evaluation index, which is the buyer's evaluation set for each property information, based on the evaluation of the property input from the buyer terminal 3 (implementation (referred to as a property evaluation calculation unit 15 in the form). The lower the property evaluation index calculated by the property evaluation calculator 15, that is, the lower the evaluation of the property, the higher the procedure difficulty index is set.

Here, the property evaluation index is, for example, the reason why the buyer (person who considered purchasing) postponed the purchase of the property information in the past, the evaluation of the property at that time, and the inquiry to the seller regarding the property information. may be determined based on an evaluation of Buyer's responses to For example, the reasons for not purchasing the property information in the past are: Existence of parts requiring repair), a = 5 (defect on the property), and numerically indicated in stages according to the reason, and the procedure difficulty index is shown in stages as follows (for example, in 5 stages) can decide.
[Step 1 (procedural difficulty index 1)] a = 1
[Second stage (procedural difficulty index 2)] a = 2
[Step 3 (procedure difficulty index 3)] a = 3
[Step 4 (procedure difficulty index 4)] a = 4
[Step 5 (procedural difficulty index 5)] a = 5
In addition, instead of the reason a that the purchase was postponed, the evaluation b of the property at the time of postponement was indicated in stages by numerical values, or the evaluation of the buyer's response to the inquiry to the seller regarding the property information, It is also possible to use numerical values in stages, and use the numerical values in stages as the property evaluation index.

Specifically, when purchasing a property, it is assumed that it is rare for the person who made the initial inquiry to purchase the property as is, so the reason for not purchasing the property, the evaluation of the property itself, and the evaluation of the seller's inquiry should be reflected in the brokerage fee. Therefore, it is assumed that it will be helpful when the buyer considers purchasing the property, and that it will have the effect of preventing a mismatch between the seller and the buyer. In addition, the seller can also evaluate the person who made the inquiry (=future buyer), check the evaluation of the person's response to other properties, and obtain information that can measure the seriousness of the purchase. In addition, there are merits such as avoiding buying and selling with buyers who are likely to lead to troubles after purchase.

In this way, by reflecting the buyer's evaluation of the seller in the trial calculation of the brokerage commission, it is possible to present a more appropriate commission according to the property. As for the content of the evaluation, it is possible to import evaluations from other sites.

(Example of fee calculation)
Fig. 2 shows an example of fee calculation. Case: 1 shown in the left column of FIG. 2 indicates a normal excellent property that is highly popular with buyers and that buyers decide immediately after posting. The commission rate in the general market is 3.0% for both the seller and the buyer of the property's commission calculation standard amount (listed trading price). That is, the sum of the commission rate borne by the seller and the commission rate borne by the buyer is 6.0%. On the other hand, in the real estate transaction system of the present invention, on the premise that the on-site viewing has been simplified by adopting interpersonal transactions using the network and web viewing, the commission rate borne by the seller is 1.2%. , the commission rate borne by the buyer is 1.6%, and the total of the two is 2.8%.

The basis for the calculation is that the base commission rate is 1.7% for both the seller and the buyer. In this case: 1 property, the site usage fee is 1.2% for both the seller and the buyer, and the correction of the fee based on the property evaluation index in [7] above is -0. 1%. In addition, the fee for explanation of important matters and mediation of contract is set at 0.6% for both the seller and the buyer, but this is not required if the buyer carries out the procedures by himself/herself.

Furthermore, since this case: 1 property has a history of housing diagnosis (diagnosis of earthquake resistance, degree of deterioration, etc.),
[8] The seller's fee is -0.3% as a correction of the fee based on the housing diagnosis evaluation index. Here, the procedure difficulty index based on the housing diagnosis can be determined stepwise as follows (for example, in two stages) with b = 1 (with housing diagnosis) and b = 2 (without housing diagnosis). can.
[First step (procedure difficulty index 1)] b=1
[Second stage (procedure difficulty index 2)] b=2
In the example of FIG. 2, when the procedure difficulty index is 1, the seller's commission is -0.3%, the buyer's commission is ±0%, and when the procedure difficulty index is 2, the seller's commission is ±0%, The buyer's fee is ±0%.

Furthermore, although this case: 1 property has no residents, it is regularly managed by a professional vacant house management company.
[9] As a correction of the fee based on the vacant house management property evaluation index, the seller's fee is -0.1%. Here, the procedure difficulty index based on the vacant house management property evaluation index is c = 1 (a vacant house with no residents, but a vacant house management property), c = 2 (a vacant house with no residents, vacant house management property) can be determined step by step (for example, in two steps) as follows.
[First step (procedure difficulty index 1)] c=1
[Second stage (procedure difficulty index 2)] c=2
In the example of FIG. 2, when the procedure difficulty index is 1, the seller's commission is -0.1%, the buyer's commission is ±0%, and when the procedure difficulty index is 2, the seller's commission is ±0%, The buyer's fee is ±0%.

Furthermore, in this case: 1 property, since it is a property that simplifies on-site viewing by adopting web viewing,
[10] As a correction of the fee based on the WEB preview correspondence index, the fee for the seller side and the buyer side is -0.1%. Here, the procedure difficulty index based on the WEB preview support index is as follows (for example, in two stages) with d = 1 (property for WEB preview) and d = 2 (property not for WEB preview). It can be determined step by step.
[First step (procedure difficulty index 1)] d=1
[Second stage (procedure difficulty index 2)] d=2
In the example of FIG. 2, when the procedure difficulty index is 1, the seller's commission is -0.1%, the buyer's commission is -0.1%, and when the procedure difficulty index is 2, the seller's commission is ±0. %, and the buyer's commission ± 0%.

Case: 2 described in the right column of FIG. 2 indicates a specific real estate property that is not popular with buyers and difficult to sell smoothly. The commission rate in the general market is 3.0% for both the seller and the buyer of the property's commission calculation standard amount (listed trading price). That is, the sum of the commission rate borne by the seller and the commission rate borne by the buyer is 6.0%. In the real estate transaction system of the present invention, the commission rate borne by the seller is 2.2% and the commission rate borne by the buyer is 1.3%, and the total of the two is 3.5%.

As the basis for the calculation, the base commission rate is 1.7% for both the seller and the buyer. The site usage fee for this case: 2 property, [7] correction of the fee based on the property evaluation index, explanation of important matters, contract brokerage fee, and [10] correction of the fee based on the WEB viewing index are the case: 2 Same as property. However, [8] Correction of fees based on housing diagnosis evaluation index and [9] Correction of fees based on vacant house management property evaluation index are assumed to be ±0% for the seller and ±0% for the buyer, respectively.

In this case: 2, [3] +0.5% on the seller side and -0.2 on the buyer side as a correction of the fee based on the number of items requiring attention (z item) included in the procedure related to the sale of the property %.

Also, in this case: 2, as a correction of the fee based on the elapsed time t after [4] property information was input from the seller terminal 1, +0.1% on the seller side and -0.1% on the buyer side there is

As described above, in the real estate transaction system of the present invention, the fees to be borne by the seller and the buyer are respectively determined based on the procedural difficulty index indicating the degree of effort of the intermediary. can be set. In addition, as the procedure difficulty index, a single or multiple procedure difficulty indexes should be selectively adopted from among the multiple elements (indicators) shown in examples [1] to [10] above. can be done. The commission calculation unit 13 determines the ratio (and amount) of the commission borne by the seller to the commission calculation standard amount and the buyer's commission set a high proportion (and amount) of fees to be borne by As a result, it is possible to set a commission commensurate with the effort required of the intermediary. For this reason, the lower the procedural difficulty index, the lower the ratio of commissions borne by each of the seller and the buyer. Therefore, it can be expected that there will be an incentive to purchase the property using this real estate transaction system. In addition, the higher the procedure difficulty index, the higher the ratio of commissions borne by both the seller and the buyer. can be ensured.

In the above-described embodiment, the configuration of the present invention has been described using the transaction system 10 for real estate transactions as an example, but the transaction target is not limited to real estate as in this embodiment. That is, the present invention can be applied to transactions in which various properties (including goods and services) other than real estate are traded. For example, not only transactions of goods such as automobiles and ships, but also various types of human resource placement services such as job placement services, introduction services such as marriage agencies, and other various services can be mentioned.

In the case of recruitment work, it is the employer, who is the accepting side, who pays the consideration (compensation) for the recruitment to the intermediary. Applicable to trading. In addition, the receiving party (equivalent to the buyer) is a company, an organization, or other businesses. In these human resource placements, depending on the hiring conditions and post-employment treatment, there are cases where a contract for introduction (such as changing jobs) is immediately concluded, and there are cases where it is difficult to conclude a contract for introductions (such as changing jobs). The amount of effort required varies from case to case. For this reason, the intermediary can set a remuneration commensurate with the labor of the intermediary business as the intermediary commission, and there is room for applying the transaction system of the present invention. In addition, in the case of the introduction business of a marriage agency, either the male side or the female side is understood to correspond to the seller and the other to the buyer. For example, there are cases where various event fees such as matchmaking are collected each time the setting is made, but in the one-to-one introduction business on the network, the effort required of the intermediary also depends on the case (seller and buyer) It can be said that it differs depending on For this reason, the intermediary can set a remuneration commensurate with the labor of the intermediary business as the intermediary commission, and there is room for applying the transaction system of the present invention. In other words, the present invention can be applied to various transactions in which an intermediary intervenes for assignment, transfer, registration, etc. of rights, or for various procedures related to provision of services.

1 seller terminal 2 information processing unit 3 buyer terminal 5 evaluation server 7 broker terminal 8 system manager terminal 10 transaction system (real estate transaction system)
11 property information storage unit (sales target information storage unit)
12 Information search unit 13 Commission calculation unit 14 Contract execution unit 15 Property evaluation calculation unit (sales target evaluation calculation unit)
16 User information storage unit

Claims (6)

In a trading system (10) used in electronic commerce over a network,
A seller terminal (1) used by a seller, a buyer terminal (3) used by a buyer, an intermediary agent terminal (7) used by an intermediary that mediates between the seller and the buyer, the seller terminal (1), and the buyer An information processing unit (2) that connects the terminal (3) and the intermediary terminal (7),
The information processing section (2) stores the trading target information storage section (11) that stores the trading target information input from the seller terminal (1), and the trading target information storage section (11) based on the condition information input from the buyer terminal (3). An information search unit (12) for outputting information on a trading object to be proposed to the buyer from among the information on the trading object, and a commission calculation unit (13) for calculating a commission to be borne by the seller and the buyer based on the information on the trading object. ), and a contract execution unit (14) that executes a contract between the seller terminal (1), the buyer terminal (3) and the intermediary terminal (7) and the procedures associated with the contract,
The transaction system, wherein the commission calculation unit (13) determines commissions to be borne by the seller and the buyer based on a procedure difficulty level index that is set for each of the trading object information and indicates the degree of difficulty of the procedure of the intermediary. The transaction system according to claim 1, wherein the higher the procedure difficulty index, the higher the commission calculation unit (13) sets the commission to be borne by the seller and the buyer, or at least one of the seller and the buyer. . 3. The trading system according to claim 1 or 2, wherein the procedure difficulty index is set higher as the elapsed time after the trading object information is input from the seller terminal (1) is longer. The procedure difficulty index is determined based on an accountability index indicating the degree of accountability of the intermediary required for the transaction target, and a financing difficulty index indicating the difficulty of financing related to the transaction target. Trading system according to any one of claims 1 to 3. The information processing section (2) calculates a trading object evaluation index, which is the buyer's evaluation set for each trading object information, based on the evaluation of the trading object input from the buyer terminal (1). A trading object evaluation calculation unit (15) is provided,
5. The trading system according to any one of claims 1 to 4, wherein the procedure difficulty index is set higher as the trading object evaluation index is lower. 6. The trading system according to claim 5, wherein the trading object evaluation index is determined based on the reason why the buyer postponed the purchase, the evaluation of the property, and the evaluation of the buyer's response to the inquiry to the seller.

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