KR102077431B1 - How to determine the suitability of real estate and how to write contracts and confirmation documents - Google Patents

Abstract

The present invention relates to a method of determining a suitable sale of a brokerage request using a real estate integrated information system and to automatically generate a transaction contract, confirmation manual, and manual input method, and collect legal information related to real estate using an API module and a scraping module. Real estate legislation information registration step of indexing and registering in the real estate legislation information database; Wow
A public information registration step of collecting and indexing open public data provided by a public data portal using the API module and the scraping module and registering the public information database in a public information database; Wow
A property search / recommend step of searching for items that meet the conditions of the buyer / tenant terminal, determining whether they are suitable or not for sale, and recommending suitable items; Wow
A transaction contract / confirmation manual generation step which automatically generates a transaction contract and confirmation manual and additionally accurately and promptly prepares inputs such as regulations or administrative matters on public property for sale through manual input; And
Review and finalization of the contracting parties; When the contract is in progress, it automatically generates the transaction contract and confirmation manual, and manually inputs the additional confirmation items of the brokerage terminal terminal to accurately and promptly write them. It is possible to significantly reduce the disputes with the publicly authorized brokers due to the reasons, and to make the brokerage work prompt and accurate.

Description

Determination of Conformity for Sale and Preparation of Transaction Contract and Confirmation Manual. {How to determine the suitability of real estate and how to write contracts and confirmation documents}

The present invention relates to a method of determining a suitable for sale using the integrated real estate information system and to a method for automatically generating a transaction contract and a confirmation manual. More specifically, the brokerage request of a purchase / lease terminal in a brokerage terminal registered in the real estate integrated information system In the case of retrieval of the property in accordance with the brokerage conditions, the exact search for the real estate and the method of determining whether or not the property is suitable for the brokerage conditions and non-compliance with the sale and lease terminal for the relevant sale When the contract proceeds to the selected property after the proceeding, the automatic contract creation and manual input of the transaction contract and the automatic creation and manual input of the confirmation manual are executed to prevent the damage to the client's property by creating the correct transaction contract and confirmation manual. To prevent disputes with authorized practitioners, One will.

When a real estate contractor conducts a real estate transaction contract between a real estate agent or a real estate agent who conducts a brokerage business to sell or lease a brokerage object to a seller / buyer and a buyer / tenant, a transaction contract and confirmation manual shall be prepared. The regulations, the status of the mediators, the cracks and leaks of the mediators should be identified and explained with the buyer / tenant, signed, stamped and delivered with the confirmation manual.

In particular, the confirmation manual shall accurately state its composition and contents in a legal form as prescribed in Form 4 of Form 20 of the Attached Enforcement Rules of the Accredited Brokerage Act, and accurately confirm and explain to the purchase / lease brokerage client. The document shall be prepared, signed and sealed and issued.

In this case, there may be cases where the status of the intermediary object of the confirmation manual, regulations and rights relations under public law are incorrectly written or not written, or the items are incomplete, and in particular, the purchaser / lease knows wrongly about the regulations under public law. As a result, the buyer / tenant fails to achieve the purpose of the contract, and disputes such as damages or lawsuits are frequently incurred against a real estate agent or his / her own broker.

In addition, the real estate market fluctuates greatly in accordance with the government's real estate policy, and the market fluctuates and the government policy changes frequently. However, the real estate agent often neglects the regulation changes in public law. Do.

 Especially in the case of commercial real estate, if the use of buildings such as neighborhood living facilities, education and research facilities, culture and assembly facilities, and the use of buildings required by the project are inconsistent, the use of the building changes frequently. In the event that a brokerage contract is concluded for a property that cannot be repurposed for such use, the buyer / tenant may incur a brokerage accident that fails to change its use and fails to start the business properly. Due to disputes, such as lawsuits in progress, accurate preparation of transaction agreements and intermediary confirmation documents is required.

In order to solve the problems described above, the present invention collects real estate legislation information and open public information using an API module and a scraping module, indexes the statutory information and public information through an information index server, and then Registered in the information database and public information database, extracts the statutory information and public information corresponding to the property for sale, search for the material that meets the brokerage request conditions and determine whether the property is a suitable or non-conforming property, It allows you to recommend and propose accurate items, automatically generate trading agreements and confirmation manuals for contracts, and add a manual entry process to create and save accurate and prompt trade agreements and confirmation manuals. The purpose is to provide a method.

The present invention is to solve the problems of the prior art, the real estate integrated information system using the API module to collect real estate-related laws and information, using the scraping module to perform web scraping to collect real estate-related laws, index processing Real estate law information registration step of registering in the real estate law information database; Wow

A public information registration step of collecting and indexing public open data using the API module and the scraping module and registering the public open data in a public information database; Wow

A search / recommend step of searching for items that meet the conditions of the broker's clients and determining whether they are suitable or not for sale, and recommending suitable items; Wow

A transaction contract / confirmation manual generation step of automatically generating a transaction contract and confirmation manual and accurately and promptly writing the regulations or administrative matters on public property for sale through manual input; And

Review and confirmation of the contracting parties; It can be achieved by the implementation of the problem to be solved.

As described above, the real estate integrated information system according to the present invention can search and recommend the optimal real estate for the exact use requested by the broker's client through systematic and accurate retrieval of the property and the determination of the right for sale.

When the contract is in progress, it automatically generates a transaction contract and confirmation manual, and it is possible to accurately and promptly fill in the confirmation matters of a publicly recognized broker or affiliated official broker. It is possible to significantly reduce the disputes with the publicly authorized brokers, and to proceed with prompt and accurate brokerage work.

1 is a block diagram of a real estate integrated information system according to an embodiment of the present invention.
2 is a block diagram of a main server according to the present invention.
3 is a block diagram of an application server according to the present invention.
4 is a configuration diagram of an update server according to the present invention.
5 is a block diagram of a push message server according to the present invention.
6 is a block diagram of an index server according to the present invention.
7 is a flowchart of a method for automatically searching and selling contracts according to an embodiment of the present invention.
8 is a block diagram of the legislative information registration step according to the present invention.
9 is a block diagram of a public information registration step according to the present invention.
10 is a block diagram of a property search and recommendation step according to the present invention.
11 is a block diagram of a contract / confirmation statement generation step according to the present invention.
12 is a block diagram of a contracting party review and confirmation step in accordance with the present invention.
Figure 13 is a residential sales contract standard contract sample according to the present invention.
Figure 14 is a legal form of a residential intermediary confirmation document according to the present invention.

Hereinafter, with reference to the accompanying drawings will be described an embodiment of the present invention; First, it should be noted that the same components or parts in the drawings represent the same reference numerals as much as possible. In the following description of the present invention, detailed descriptions of related well-known functions or configurations are omitted in order not to obscure the subject matter of the present invention.

In addition, terms and methods according to an embodiment of the present invention should not be limited to the specific terms and methods, but should be extended and applied or interpreted within the scope of the invention.

In addition, the intermediary confirmation document of the term of the present invention uses the term as a confirmation manual for convenience.

1 is a block diagram of a real estate integrated information system 1 according to an embodiment of the present invention.

As shown in FIG. 1, the integrated real estate information system 1 according to the present invention sells / leases the terminal 10 wishing to sell / lease the owned real estate and buys / leases the terminal 20 to buy / lease the real estate. And a broker terminal 30, which performs a brokerage task of arranging for the sale and lease of the real estate in response to a brokerage request thereof, are connected through a wired or wireless network, and such a real estate integrated information system 1 has a main server ( 100, an application server 200, an update server 300, a push message server 400, an information index server 500, and a control server 600.

2 is a block diagram of the main server 100 according to the present invention.

The main server 100 is a server in which real estate statute information and public information are registered, customer progress information, sale information, transaction contract information, and confirmation instruction information are stored. The main server 100 is shown in FIG. 2. Likewise, real estate law information database 110, public information database 120, brokerage retailer database 130, advertising sales database 140, brokerage client database 150, transaction contract database 160, confirmation manual database ( 170).

The real estate statute information database 110 is registered after the real estate statute information collected by the API module 210 and scraping module 220 of FIG. It is a managed database.

Specifically, real estate law information relates to various laws, enforcement decrees, and enforcement regulations related to real estate brokerage, civil law, law on planning and use of land, housing law, building law, urban development law, law on ownership and management of collective buildings, and academy. Act on the Establishment, Operation and Tutoring Act, Multi-Utilization Facility Act, Fire Protection Act, Electricity Business Act, Housing Lease Protection Act, Commercial Property Lease Protection Act, Urban and Residential Environment Improvement Act, Rental Housing Act, Road Act, Forest Basic Act, Mountain Management Act, Farmland Act, Real Estate Registration Act In the real estate statute information database (110), laws and regulations relating to real estate brokerage services, such as the Act on the Registration of Real Estate Right Owners, the Law on Surveying and Surveying Survey Channels, the Basic Act on National Taxes, the Basic Act on Local Taxes, the Local Tax Act, and the Enforcement Decree and Enforcement Rules, Can manage

The public information database 120 is a database in which public information is registered and managed after the public information collected by the API module 210 and the scraping module 220 shown in FIG. 3 is indexed in the information index server 500. to be.

Specifically, the public information collects open public information and collects public information related to real estate brokerage by applying public data to each relevant institution for open data, and the public information related to real estate brokerage is collected from building information and commercial information. , Water information, comprehensive real estate information, local administrative information, traffic accident information, real estate transaction management information, road name address information, educational administration information, national spatial information, city planning information, weather information, environmental impact assessment information, public facilities stability information, Real estate-related open information, such as spatial fusion information, can be registered and managed in the public information database 120. This method of collecting and collecting public information is a well-known common technique and is used in many industrial sites. Therefore, the description of the method is omitted.

The brokerage retail database 130 is a brokerage database registered and managed by the broker terminal 30.

Specifically, the brokerage terminal 30 registered in the real estate integrated information system 1 registers and manages the property information managed by his brokerage agency in his brokerage database 130, and the other brokerage terminal 30 reads No. Only the official authorized brokers and affiliated brokers of their own brokerage terminal 30 can register and manage the brokerage retailer database 130.

It is possible to register and manage the sales information such as address, size, area condition, amount of money, name of seller / lease, contact, address, and agent's name and contact address.

The advertisement sale database 140 is a database that is registered and managed in the advertisement sale database 140 for non-overlapping items among the items registered in the brokerage store database 130.

Specifically, among the properties registered in the brokerage retailer database 130, the property that is not registered in the advertisement sales database 140, first designated broker terminal 30 registered in the brokerage retailer database 130 as the goods brokerage agency and advertising Can be stored and managed in the database 140

The brokerage client database 150 is requested for brokerage and basic information such as the name, contact information, address, etc. of the brokerage client registered directly online through the real estate integrated information system or registered by the brokerage terminal 30 The conditions, that is, the area conditions, regional conditions, amount of money, use conditions, etc. are registered, and the brokerage terminal 30 is a database that records and manages the records of the progress steps while performing the brokerage work.

The transaction contract database 160 is a database for registering and managing a transaction contract generated by the transaction contract registration module 260 of FIG. 3 to be described later.

Specifically, the transaction contract database 160 registers the contract generated through the contract automatic generation process (S44) and the manual contract input process (S45) in the transaction contract / confirmation manual generation step (S40) of FIG. It is a database that is managed.

The confirmation manual database 170 is a database for registering and managing the confirmation manual generated by the confirmation manual registration module 270 of FIG. 3.

Specifically, the confirmation manual database 170 is a contract generated through the confirmation manual automatic generation process (S46) and the confirmation manual manual input process (S47) in the transaction contract / confirmation manual generation step (S40) of FIG. 11 to be described later. It is a database registered and managed in a transaction contract database.

3 is a configuration diagram of an application server 200 according to the present invention.

The application server 200 is a server that manages real estate law information, public information, transaction contract registration information, confirmation manual registration information, API registration information, scraping registration information, suitable property determination information stored in the main server 100 .

As shown in FIG. 3, the application server 200 includes an API module 210, a scraping module 220, a legal information registration module 230, a public information registration module 240, and a suitable medium determining module 250. It may include a transaction contract registration module 260, confirmation manual registration module 270.

The API module 210 may execute collective information collection for APIs registered periodically or at specific times according to registered API information. In addition, the API module 210 may perform individual information collection for specific information or for a specific item. Collected public information data may be transmitted to the information index server 500.

More specifically, public information related to real estate can be collected on the basis of API information registered through public data portals and public data open applications to local governments and their institutions. Collected public information related to real estate includes real estate laws and information, open public information, land and building register copies, land information, land registers, land use plans, etc. And real estate related information such as business registration status and elevator installation status can be collected and stored after receiving the API registration key.

The scraping module 220 may further include a method of scraping, crawling, parsing, and the like, and the term is uniformly referred to as scraping. The scraping module 220 may be a web site, an online website, a blog, a cafe, a public institution website, or the like. We may collect real estate related information. The collected public information data may be transmitted to the information index server 500.

The statutory information registration module 230 may register real estate statutory information that has been indexed in the real estate statutory information index module 510 of the information index server 500 in the real estate statutory information database 110.

The public information registration module 240 may register the public information, which has been indexed in the public information index module 520 of the information index server 500, in the public information database 120.

The suitable for sale determination module 250 searches for the items corresponding to the conditions of the requested brokerage requested by the buy / renter terminal 20 for the items registered in the brokerage retailer database 130 or the advertisement sale database 140, It may be determined whether or not the sale is suitable for the broker request condition, and output to the brokerage terminal 30.

In more detail, the brokerage terminal 30 searches and selects a brokerage request condition, real estate law information database 110, and public information database 120 collected information, ordinance union information, and public union information for the selected item. By comparison, it is possible to determine whether the property meets the requirements of the brokerage request and classify it into “conformant for sale”, “nonconformance for sale” and “modifiable for sale”.

Conformity for sale refers to a property that can be used immediately in its current state without any additional license, change of use, installation or removal of facilities due to the same conditions of request for brokerage.

Nonconforming listings refer to listings in which the current status of the listing is such that the license or repurchase is not possible even if the facility is installed or added.

The changeable property refers to a state of a property that is not suitable for sale in the current state, but can achieve the contract purpose of the purchase / tenant terminal 20 through the addition of facilities or a change of use license.

The transaction contract registration module 260 may register the transaction contract generated in the transaction contract / confirmation creation step (S40) of FIG. 7 described later in the transaction contract database 160 of the main server 100.

The confirmation manual registration module 270 may register the confirmation manual generated in the transaction contract / confirmation manual generation step S40 of FIG. 7 to be described later in the confirmation manual database 170 of the main server 100.

4 is a block diagram of an update server 300 according to the present invention.

The update server 300 is a server for updating the corresponding information in each database registered in the main server 100 with changes in real estate law information and public information, transaction contracts, confirmation manual.

As shown in FIG. 4, the update server 300 includes an API update module 310, a scraping update module 320, a statutory information update module 330, and a public information update module 340. ), It may include a confirmation manual update module 360.

The API update module 310 may execute an update on real estate law information and open public information collected by the API module 210. The API update module can be executed regularly or when a change is detected. The information collected by the API update module may be updated in the information index server 500.

In addition, it is possible to update the API key value registered in the newly added real estate law information or public information.

The scraping update module 320 may execute an update on the real estate law information and the open public information collected by the scraping module 220. The scraping update module may be executed periodically or when a change is detected. Information collected by the scraping update module may be updated to the information index server 500.

In addition, the newly added real estate statute information or public information registered web site, blog, web page information can be updated.

The statutory information updating module 330 indexes the changed history and changed real estate statutory information after indexing the real estate statutory information updated by the API update module 310 and the scraping update module 320 by the information index server 500. The real estate laws and regulations information database 110 can be updated.

The public information update module 340 publicizes the change history and changed public information after indexing the public information updated by the API update module 310 and the scraping update module 320 by the information index server 500. The database 120 may be updated.

The transaction contract update module 350 may update the change history and the modifications in the transaction contract database 160 when the contract party's correction and change request are processed for the transaction contract registered in the transaction contract registration module 260. have.

The confirmation manual update module 360 may update the change history and the modifications to the confirmation manual database 170 when the contracting party corrects and changes a request for the confirmation manual registered in the confirmation manual registration module 270. have.

5 is a block diagram of a push message server 400 according to the present invention.

The push message server 400 sends a notification to the seller / lease terminal 10, the buy / renter terminal 20, the brokerage terminal 30 registered in the main server 100, and the transaction agreement and confirmation manual It is a server for sending a request for correction and acceptance, confirmation notification, etc. to the sell / lease terminal 10, buy / renter terminal 20, brokerage terminal 30, respectively.

As shown in FIG. 5, the push message server 400 may include a contract, a confirmation manual registration notification module 410, a contract, a confirmation manual modification request notification module 420, a contract, a confirmation manual acceptance notification module 430, Contract, confirmation manual may include a notification module 440.

The contract, confirmation manual registration notification module 410 generates a transaction agreement and confirmation manual in the transaction contract / confirmation manual generation step (S40) of FIG. 7 to be described later in the broker terminal 30, the transaction agreement of the main server 100 Once registered in the database 160 and the confirmation manual database 170, the seller / tenant terminal 10 and the buy / renter terminal 20 to notify the registration of the transaction agreement and confirmation manual

The contract, confirmation manual correction request notification module 420, if a correction request is made to the transaction agreement and confirmation manual in the sell / lease terminal (10) or buy / renter terminal (20), the fact that the request for correction brokerage terminal ( 30) can send a notification.

The agreement, confirmation manual acceptance notification module 430 in the sell / lease terminal (10) and the buy / renter terminal (20) accepts the transaction agreement and confirmation without any modifications to the brokerage terminal (30) ) Can be sent a notification.

The agreement, confirmation manual confirmation notification module 440 is confirmed after the transaction agreement, confirmation manual to confirm the contents of the transaction agreement and confirmation manual after receiving the agreement, confirmation confirmation acceptance notice from the broker terminal 30 The sale / lease terminal 10 and the buy / renter terminal 20 can be notified of the fact.

6 is a block diagram of an information index server 500 according to the present invention.

The information index server 500 receives and indexes real estate legislation information and public information collected by the API module 210 and the scraping module 220, and the real estate legislation information database 110 of the main server 100. It is a server that registers and manages the public information database 120.

In detail, the collected real estate legislation information and public information data are separated into the minimum words through morphological separation, and after classification, the legislative union information and public union information are generated through the combination and matching of each word, and the relevant legal union Index the statutory and public information together with details of the information and public union information. At this time, the newly collected legal information and public union information registered in the collected information and index server 500 can be registered and managed in the real estate legal information database 110 and public information database 120 of the main server 100. Can be.

As shown in FIG. 6, the information index server 500 may include a real estate law information index module 510 and a public information index module 520.

The real estate legislation information indexing module 510 generates a legal combination information on the data collected by the API module 210 and the scraping module 220 and indexes the location of the information to be collected in the real estate legislation information database 110. Information and statutory combination information can be registered and managed.

More specifically, the collected real estate legislative information is executed by morphological separation for each legal statement, separated into a minimum unit, and classified by each item, and then each word is generated by combining and matching each word to generate new legal combination information. And the generated information can be stored and managed in the real estate law information database (110).

According to an embodiment, the API module 210 collects the statutes of the building law, the enforcement ordinance of the same law, and transmits the corresponding data to the information index server 500, which corresponds to the real estate law information index module 510 of the information index server 500. Enforcement Decree of Building Law is divided into smallest units through morphological separation, and after classification, new legal combination information is generated through combination and matching of each word.

Taking 17 of Building Act enforcement order article 2 as an example,

17. "Multi-use building" means a building that is used by an unspecified number of people and falls under any of the following items.

end. Buildings with a total floor area of 5,000 square meters or more for any of the following:

* 1) Cultural and assembly facilities (excluding zoos and botanical gardens)

2) religious facilities

3) Sales facility

4) Passenger facilities among transportation facilities

5) General hospital among medical facilities

6) Tourist accommodation among accommodations

I. Building with more than 16 floors

Article 17 of Article 2 of the Enforcement Decree of the Building Act can generate the following statute combination information through morphological separation, classification combination, and matching.

Multi-use facilities create a new legislative information called “Cultural and Assembly Facilities, Religious Facilities, Transportation Facilities, Medical Facilities, Lodging Facilities, and Buildings with 16 Floors or More – Total Floor Area of 5000 Square Meters or More-Article 2, 17 of the Enforcement Decree of the Building Act” can do.

In addition, through the combination of the law, enforcement ordinances, enforcement rules, and other combinations and matching can be newly created law combination information.

For example, Article 14 of the Act on the Establishment and Operation of Schools and Extracurricular Teaching and Article 16 of the Enforcement Decree of the Act are as follows.

Article 14 (Report on Establishment and Operation of Training Center)

(1) A person who intends to establish and operate a training center shall report the personal information of the notifier and the teacher, the name and location of the training center, teaching subjects, and tuition fees in the teaching establishment, operation report, etc., as prescribed by Presidential Decree. The same shall also apply to any change in the matters prescribed by Presidential Decree, such as the personal information of the instructor, the name and location of the instructor, the subject of instruction, and the tuition fee. <Revised 2011.7.25>

② Upon receiving a report under paragraph (1), the superintendent shall issue a certificate of report as prescribed by Ordinance of the Ministry of Education. <Revised 2011.7.25, 2013.3.23>

③ The instructor shall post the report certificate issued under Paragraph 2 to the institute. <Revised 2011.7.25>

④ In case the instructor loses the report certificate issued in accordance with paragraph (2) or the report certificate fails, the applicant shall apply for reissuance to the superintendent as prescribed by Ordinance of the Education. <Revised 2011.7.25, 2013.3.23>

⑤ The teaching center should teach only one subject at one place. <Revised 2011.7.25>

(6) Qualifications of the tutors, the location, facilities and facilities of the training centers, the number of learners, and other necessary matters shall be prescribed by Presidential Decree. <New 2011.7.25>

⑦ The instructor shall report to the superintendent without delay, as prescribed by Ordinance of the Ministry of Education, if he or she wants to close the school or close it for more than one month. <New 2011.7.25, 2013.3.23>

⑧ Persons who have been discontinued of a training center pursuant to Article 17 (2) shall have the same kind of training school as prescribed by Ordinance of the Ministry of Education, within one year from the date on which the disposition is disposed or if the discontinuation period has not elapsed. You cannot report it. <New 2011.7.25, 2013.3.23, 2016.5.29>

⑨ The superintendent may terminate the report on his / her authority if the instructor reports the closing of business to the competent tax chief in accordance with Article 8 of the Value Added Tax Act or if the competent tax chief terminates business registration. <New 2017.12.19>

The superintendent may, if necessary for the termination of ex officio, ask the competent tax chief to provide information on whether the instructor is closed. In such a case, the competent tax chief, who has been requested, shall provide information on whether the instructor is closed, in accordance with Article 36 (1) of the Electronic Government Act. <New 2017.12.19>

Article 16 of the Enforcement Decree of the Act is as follows.

The place, facilities, facilities and number of learners in accordance with Article 16 (Location, etc. of the Training Center) Article 14, Paragraph 6 of the Act shall be as follows.

1. There should be no more than 9 people (5 for piano lessons) at the same time in the school.

2. The number of seating capacity per square meter in the classroom is less than 0.3.

By combining the two legal texts, new legal statute information can be generated : " The area of the training room is less than 30 square meters, less than 9 people, less than 5 students teach piano, and less than one subject."

The statute combination information and the collection information generated above can be registered and managed in the real estate statute information database 110 of the main server 100 through the statute information registration module 230.

The public information indexing module 520 generates public union information on the open public data collected by the API module 210 and the scraping module 220, and indexes the location of the public information to collect in the public information database 120. Register and manage information and public union information.

Specifically, the public information indexing module 520 provides information on open real estate-related open public information, such as building registers, land registers, registered copies, land use plans, actual transaction information, firefighting information, educational administration information, and the like. After classifying and classifying , indexing is done by location number and building unit and new public union information is generated.

In one embodiment

“ 123, Samsung-dong, Gangnam-gu, Seoul Building Name: Samsung Building Regional District: Urban Area, General Commercial Area, Central Aesthetic Area, District Unit Planning Area (Samsung Metropolitan Central District 1) Road Junction, Overcrowding Control Area, Factory Establishment Restriction Area, Main Use: Facilities, sales facilities, neighborhood living facilities Individual published land price: 35,000,000 won / square meter, occupancy rate 80%, floor area rate 1200%, electricity: 500 kilos, firefighting: installation of sprinkler, 2 evacuation stairs, 250 parking, elevator: 2 passengers It is possible to register and manage the collection information and public union information in the public information database 120 through the public information registration module 240 by creating new public union information of the "one emergency one" format.

The control server 600 controls the main server 100, the application server 200, the update server 300, the push message server 400, and the information index server 500 so that each server can control the corresponding function. Can be operated to perform.

Hereinafter, a method for determining a suitable for sale using a real estate integrated information system according to an embodiment of the present invention, a transaction contract, and a method for automatically creating a confirmation manual will be described.

7 is a flowchart illustrating a method of determining a suitable for sale using a different integrated information system, and an automatic generation and preparation method of a transaction contract and a confirmation manual according to an embodiment of the present invention.

The method for determining a suitable for sale and the method for automatically creating a transaction contract and confirmation manual according to the present invention can be performed using a real estate integrated information system performed on a computer.

In detail, the method for determining a suitable for sale using the integrated real estate information system according to the present invention and a method of automatically creating a transaction contract and confirmation manual, as shown in FIG. 7, is a real estate statutory information registration step (S10), public information registration step ( S20), the sale / recommendation step (S30), transaction contract / confirmation manual generation step (S40), the contracting parties may include a review and confirmation step (S50).

8 is a block diagram of the real estate legislation information registration step (S10).

The real estate legislation information registration step (S10) collects the real estate legislation information through the API module 210 and the scraping module 210 and the corresponding real estate legislation information in the real estate legislation information index module 510 of the information index server 500 Index processing and new law combinations of the information generated and registered in the real estate law information database 110 of the main server 100 through the law information registration module 230, and stores the API module and scraping module periodically or If a change is detected, the real estate law information is updated.

The real estate legislation information registration step (S10) is as shown in Figure 8 real estate law information collection process (S11), real estate law information indexing process (S12), real estate law information database registration process (S13), real estate law information database update It may include a step (S14),

The real estate legislation information collection process (S11) accesses public information such as open public information, web sites, blogs, cafes, web pages through the API module 210 and the scraping module 220 to access the real estate laws related information. It is the process of collecting or extracting.

The real estate legislation information indexing step (S12) is a process of indexing the information collected in the real estate legislation information collecting step (S11) in the real estate legislation information indexing module 510 of the information index server 500 and generates new legal combination information to be.

The real estate legislation information database registration step (S13) is the statutory information to the collection process collected in the real estate law information collection step (S11) and the index processing performed in the real estate law information indexing step (S12) and newly created statutory combination information It is a process of registering in the real estate law information database 110 of the main server 100 through the registration module 230.

The real estate statutory information database update step (S14) is carried out periodically or through the API update module 310 and the scraping update module 320 when the change is sent to the information index server 500 to be indexed by processing Since the statutory information updating module 330 is stored in the real estate statutory information database 110 of the main server 100.

9 is a block diagram of the public information registration step (S20).

The public information registration step (S20) collects open public information through the API module 210 and the scraping module 210 and indexes the relevant real estate legislation information in the public information index module 520 of the information index server 500. Generate and process new public union information in the public information database 120 of the main server 100 through the public information registration module 240 and periodically execute API modules and scraping modules or detect changes. If so, the step is to update the open public information.

The public information registration step (S20) is a public information collection process (S21), public information indexing process (S22), public information database registration process (S23), public information database update process (S14) as shown in FIG. Can include,

The public information collection process (S21) collects or extracts public information by accessing public information such as open public information, web sites, blogs, cafes, and web pages through the API module 210 and the scraping module 220. It is a process to do it.

The public information indexing process S22 is a process of indexing the information collected in the public information collecting process S21 in the public information indexing module 520 of the information index server 500 and generating new public union information.

The public information database registration step (S23) is a public information registration module (S21), the collection information collected in the public information collection step (S21) and the index processing performed in the public information indexing step (S22) and newly created public union information (Public information registration module) The process of registering to the public information database 120 of the main server 100 through the 240.

The public information database update process (S24) is periodically performed through the API update module 310 and the scraping update module 320, or when the change is detected and transmitted to the information index server 500 and indexed thereafter. The public information update module 340 stores the public information database 120 of the main server 100.

10 is a block diagram of the property search / recommend step (S30).

As shown in FIG. 10, the property search / recommendation step S30 may include a property search process S31, a suitable medium determination process S32, and a property recommendation process S33.

The property retrieval process (S31) retrieves the items corresponding to the use, value condition, local conditions, occupancy conditions for the brokerage request requested from the purchase / tenant terminal 20 in the brokerage terminal 30 It is process to do

In more detail, by applying the condition of the sale in the brokerage terminal 30 as a search filter, it is possible to search for the corresponding listing in the brokerage database 130 and the advertisement database (140).

In this case, the search filter corresponding to the conditions of the sale applies various filters such as the area of the sale, the type of the sale, the purpose of the sale, the location of the sale, the time of purchase of the sale, the terms of the sale of the property, the trade rights of the property, and the rights of the sale. You can search by

According to an embodiment of the present invention, if the request for designation is designated as a "training school" and a search condition is applied based on the local conditions of "Songpa-gu, Seoul" and the amount of the deposit and rent, the application server 200 checks the suitable for sale module 250. Load legal statute information and collected information about real estate statute information from the real estate law information database 110, and collect public union information and open public information corresponding to the address of the property and the building from the public information database 120 Loading and joining information and outputs the search results for the corresponding school for sale to the broker terminal 30.

More specifically, in the Songpa-gu, Seoul, looking for a school for sale, if the real estate law database (110) loads the school-related index and legal combination information, 30 square meters or less and outputs the property corresponding to the value condition filter, public information database (120) )) And search the regulations, building use, and educational administration matters, especially business registration information, corresponding to the number of the property, and output only the items that can be operated by the school compared to the presence or absence of harmful businesses in the neighborhood.

As another example, assuming that the property for billiards is to be searched for, the building use is a neighborhood living facility and outputs a property located outside the school purification area (absolute purification area and relative purification area) as a search result.

As another example, assuming a single-story search of more than 1000 square meters of area for academy operations, the purpose of the building should be an “education research facility”, a main staircase and an emergency staircase, Outputs the results of the sprinkler installation.

As described above, according to the conditions of the brokerage request for sale, using the real estate laws and regulations information database 110 and public information database 120, as well as the area, amount, area, time of occupancy, etc. It is a process to search for accurate listings using public information such as building information, firefighting information such as regulation, area / district, district unit planning area, presence of emergency stairs, number and capacity of elevators, etc.

The step of determining whether a suitable for sale (S32) is a more advanced function separately from the property search function, and whether or not a specific sale is a property corresponding to a request for brokerage is referred to as "suitable for sale", "modifiable for sale", and "unsuitable for sale". It is a process to judge.

In detail, if the user selects a specific property, inputs basic information such as the usage and area of the property, and filter conditions, and processes a judgment request, the suitable property judgment module 250 displays the real estate law information database 110 and the public information database. (120) Loading, comparing and judging based on the collected information, legislative union information, public union information, and outputs the determination of "suitable for sale" if the property is suitable for the purpose, and installation of the facility is impossible, etc. If it is not possible to resolve the issue of "non-conforming material", the reason for disqualification can be resolved through the installation and change of use of some facilities.

For example, if the property is requested through the suitable property judgment process 250 for the property on the 16th floor of an area of 1000 square meters for the operation of the school, the real estate law for the number of the property and the building Information and public information can be loaded, joined, searched and compared to the conditions of the sale to make a “goods” decision.

At this time, if all the conditions required for the operation of the school are met, the “Compliant Material” decision is output. If the condition is different, the sprinkler can be solved by additional installation of the sprinkler. If the parking lot is too narrow for the property to meet the number of parking spaces required by the educational research facility and additional parking is not possible, the reason for disqualification cannot be resolved. It can be determined.

The property recommendation process (S33) is a process of recommending the property by transmitting the information for sale selected through the property search process (S31) and the suitable property determination process (S32) to the purchase / tenant terminal 20.

11 is a block diagram of a transaction contract / confirmation manual generation step (S40).

The transaction contract / confirmation manual generation step (S40) is a purchase contract / tenant terminal 20 and the brokerage terminal 30 after the fact that the contract for the selected sale proceeds due to due diligence for the sale of the transaction agreement and confirmation manual automatically After creating and joining the real estate law information database 110 and the public information database 120 with respect to basic matters, public matters, rights relations, and status of sale, the brokerage terminal 30 automatically registers and generates the automatic input items. Manually inputting the information regarding the status of the identified mediation object, and registering and managing the transaction contract database 160 and the confirmation manual database 170 through the transaction contract registration module 260 and the confirmation manual registration module 270. to be.

The transaction contract / confirmation manual generation step (S40) is, as shown in Figure 11, the property designation process (S41), customer designation process (S42), statutory information / public information extraction process (S43), contract automatic generation process (S44) ), Manual entry process (S45), confirmation manual automatic generation process (S46), confirmation manual input process (S47), contract / confirmation manual storage process (S48) can be included.

The property specifying process (S41) is a process of specifying a property number registered in the brokerage retailer database 130 or the advertisement sale database 140 by specifying the property to be contracted in the broker terminal 30.

Specifically, the brokerage terminal 30 designates a corresponding article number registered in its brokerage retailer database 130 when the contract is registered in its brokerage retailer database 130 for the sale of the contract and proceeds. In the case of a listing not registered in the brokerage database, the listing number may be designated in the advertisement listing database 140.

In addition, when the change of the conditions for the property is in progress, the brokerage terminal 30 may register the changes such as the amount of money and the area conditions of the property by modifying the property database. At this time, if the contract information such as the actual amount and the area that the contract is concluded is modified in the brokerage retail database 130, the information for sale through the update server 300 corresponding to the listing for sale in the advertisement database 140 together Can handle update

The customer designation process (S42) is the contract information such as the name, address, contact information of the customer in charge of the contract on the customer page to register and manage the customer information registered in the brokerage client database 150 in the brokerage terminal 30 This is a process of modifying the information of the customer to be actually contracted and specifying it after confirmation.

The statutory information / public information extraction process (S43) is the real estate statutory information database 110 and the public information database of the main server 100 through the transaction contract registration module 260 when the customer specified process (S42) is processed; In 120, the property value and public information corresponding to the address number and the building designated in the property designation process (S41) are loaded to extract input values for each item to be automatically input in the contract automatic generation process (S44) to be described later. It is a process to do it.

The contract automatic generation process (S44) is generated by executing the transaction contract registration module 260, and is a process of automatically registering the basic input value by generating a contract corresponding to each transaction contract by separating the sales contract and the lease contract.

In detail, a value corresponding to a unique basic input item corresponding to the property specified in the property specifying process (S41) may be automatically extracted from the real estate statute information database 110 and the public information database 120 to automatically input a specified value. have.

According to an embodiment of the present invention, the contract items are extracted from the real estate statutory information database 110 and the public information database 120 corresponding to the property designated by the property specifying process (S41) based on the standard contract according to an embodiment. Automatically enter the displayed part of the real estate and the amount of the contract content.

Specifically, among the display items of the real estate, the location and the address of the designated property are automatically entered in the location part, and the information of the land ledger and the building ledger is extracted from the land and building input items, and the land title, the land area or the land. Area, land type, land area ratio, structure, and area can be entered automatically.

Also, 2. Enter the amount of the transaction extracted from the property information as the input item of the transaction price, and enter the balance of 10% of the purchase price or deposit, and if there is a middle payment, enter the balance after deducting the middle payment. You can automatically fill in the items.

In addition, the input of the seller / renter item is automatically input the seller / lease name, contact information, address, etc. extracted from the sale information and real estate law information database 110, the entry of the buyer / renter entry from the broker client database 150 Automatically input the extracted brokerage customer information, and automatically enters the broker registration information registered in the broker terminal 30.

The manual contract input process (S45) is a process of manually inputting by the brokerage terminal 30 after the automatic input of the basic items is completed in the automatic contract input process (S44).

Specifically, in the example of FIG. 13, the middle payment of the input item of the contract details is checked to check whether the middle payment and the balance amount, and the middle payment date and the balance payment date are manually input.

In addition, in the case of sales, the delivery date of Article 2 property can be determined and entered manually.

* In addition, it is possible to input manually the special requirements by applying the requirements of Seller / Lease and Buyer / Lease.

The confirmation manual automatic generation process (S46) is generated by executing the confirmation manual registration module 270, and classifies the confirmation manual into residential building, non-residential building, land, and factory foundation according to the type of property, and corresponds to a transaction contract. This is the process of automatically generating the confirmation manual.

Specifically, when apartments, single-family homes, multi-family homes, multi-family homes, etc. are sold or leased for residential property, a confirmation manual for residential buildings should be prepared. Contracts for commercial sale such as malls, offices, neighborhood living facilities, schools, fitness, etc. In the case of land, the land confirmation manual and factory foundation confirmation manual shall be prepared.

Referring to FIG. 14, for example, the “confirmation of explanation data, etc.” portion automatically selects the type of data extracted from the real estate statutory information database 110 and the public information database 120 and applied as a reference. The data can be selected from the certificate of registration that can confirm the right to disclose and the land use plan and other reference materials, which are the data on the land register, building account book, etc.

In addition, ① the items marked in the “I. Basic Checklists for Professional Traders” are automatically inputted with the location and area of land, the site of study, and the actual use status based on the extraction information of the land ledger and building ledger. It can automatically input the area, the purpose of building construction and actual use, the structure, direction, seismic design, seismic capacity, and the violation of building construction.

In addition, ② The items on the register of rights-related items may be automatically entered by extracting the information on the certificate of registration on the matters concerning ownership and the items of rights other than ownership.

Also, ③ land use plan. Areas of use, areas of use, and areas of use subject to restrictions on use and trade regulations under the Public Law, capping ratios for upper and lower occupancy rates, area capping ratios; The city, county management plan, other usage restrictions, and transaction restrictions can be automatically inputted by extracting information such as land use plan confirmation information and local ordinary district-level planning area bylaws.

In addition, ④ the relationship of road conditions, accessibility, public transportation, parking lot, educational facilities, sales and medical facilities, etc., may be automatically input by extracting traffic information, educational information, administrative information, and building register information.

In addition, ⑥ non-preferred facility items can be automatically entered by extracting information on harmful businesses, entertainment businesses, and resting places for adults in the business registration information, and determining whether the target business is within 1 km from the property. .

In addition, ⑦ input items such as the scheduled transaction amount are extracted from the brokerage database or advertisement database selected in the sales specification process, and in the case of a transaction amount or lease, the amount information such as deposit and monthly rent can be automatically entered. have.

* In addition, (8) Tax types and tax rate items to be paid at the time of acquisition are not written at the time of lease contract, but only at the time of sale contract. Tax information can be extracted and entered automatically.

The automatic input items are based on the legal information extracted from the real estate law information database 110 and the public information database 120, public information, statute union information, public union information, public regulations, building status, traffic, You can register automatically for all matters concerning education, administration, and taxation.

In addition, the seller, the buyer, the professional dealers can automatically enter the information on the sell / lease terminal (10), buy / renter terminal (20), brokerage terminal (30) as described in the contract automatic generation process (S44). have.

The confirmation manual manual input process (S47) is a purchase / tenant terminal (20) to buy the status and status of the mediation target in the brokerage terminal 30 after the automatic entry of the basic items in the confirmation manual automatic generation process (S46) It is a process of adding the briefing contents to the confirmation manual after checking with.

Specifically, “II. Part of the confirmation details of the practitioner must be manually entered after confirming correctly in the agency UI (30). (9) Items ranging from the actual right relations or the rights of the undisclosed goods to the environmental conditions can be checked in the terminal 30 of the agency, and the confirmation manual can be entered manually.

In addition, matters concerning brokerage remuneration can be entered manually at the brokerage terminal 30 according to the rate set in accordance with the Accredited Brokerage Act, the Enforcement Decree and the Enforcement Regulations, and the regulations of the purchase / tenant terminal 20 according to the regulations of each local organization. have.

The contract / confirmation manual storage process (S48) is generated and entered in the contract automatic generation process (S44), the contract manual input process (S45), the confirmation manual automatic generation process (S46), and the confirmation manual manual input process (S47). The registered transaction contract and confirmation manual are registered in the transaction contract database 160 and the confirmation manual database 170.

12 is a block diagram of the contracting party review and confirmation step (S50).

The contracting party review and confirmation step (S50) is a step in which the contracting party views, modifies, and confirms the transaction contract and confirmation manual generated in the transaction contract / confirmation manual generation step (S40) by the broker terminal 30. .

The contracting party review and confirmation step (S50) is a contract / confirmation manual registration notification process (S51), contractor review process (S52), contract / confirmation manual modification process (S53), contract / confirmation, as shown in FIG. It may include a description confirmation process (S54).

The contract / confirmation manual registration notification process (S51) generates a trading agreement and confirmation manual in the broker terminal 30, when registered in the transaction agreement database 160 and confirmation documentation database 170, sell / lease terminal (10) And the purchase / tenant terminal 20 to send the push message through the contract, confirmation manual registration notification module 410 of the push message server 400, the contracting party can read the transaction agreement and the confirmation manual.

The contracting party review process (S52) may allow the seller / lease terminal 10 and the buyer / lease terminal 20 to view and review the transaction agreement and confirmation manual.

The contract / confirmation correction process (S53) may allow the seller / rental terminal 10 or the purchase / tenant terminal 20 to request modification of the contents of the corresponding transaction contract or confirmation manual.

Specifically, the seller / rental terminal 10 or the buyer / tenant terminal 20 may request for modification, and may enter a request for correction by filling in the contents of the modification request.

At this time, through the contract of the push message server 400, the confirmation instruction correction request notification module 420 for the requested correction request of the brokerage terminal 30 and the sell / lease terminal (10) or buy / renter terminal (20) A push message may be sent to the other contracting party to send and view the facts of the amendment and the amendment.

At this time, the brokerage terminal 30 modifies the transaction contract or confirmation manual for the corrected request and updates the transaction contract or confirmation manual through the transaction contract update module 350 or the verification manual update module 360 of the update server 300. You can update it.

In this case, the contract / confirmation manual registration notification process (S51) and the contracting party review process (S52) may be repeated according to the update.

The contract / confirmation confirmation process (S54) may accept and accept a transaction contract and confirmation statement when there are no additional changes in the sell / rent terminal 10 and the buy / tenant terminal 20.

At this time, through the contract of the push message server 400, the confirmation document acceptance notification module 430 may send a push message informing the acceptance of the transaction agreement and the confirmation document.

If both the selling / lease terminal 10 and the buying / lease terminal 20 are accepted and processed, the brokerage terminal 30 may confirm the transaction contract and confirmation.

At this time, through the contract of the push message server 400, confirmation manual confirmation module 440, the push / lease terminal (10) and the buy / renter terminal (20), sending a push message to inform the confirmation of the brokerage terminal (30) For example, the corresponding transaction agreement and confirmation manual may determine the corresponding information of the transaction agreement database 160 and the confirmation manual database 170 of the main server 100 so that modification is no longer possible.

The information change and processing at each step are sent to the push notification message via the push message server 400, and recorded in each database of the main server 100 through the application server 200 and the update server 300 Can be stored.

Although the embodiments have been described with reference to the limited embodiments and the drawings as described above, various modifications and variations are possible to those skilled in the art from the above description. For example, the described techniques may be performed in a different order than the described method, or the components of the described system, structure, apparatus, circuit, etc. may be combined or combined in a different form than the described method, or other components or equivalents. Appropriate results can be achieved even if substituted or substituted by.

Therefore, other implementations, other embodiments, and equivalents to the claims will also belong to the scope of the claims to be described later.

1. Real Estate Integrated Information System. 10. Sell / Lease UI.
20. Buyer / Tenant UI 30. Brokerage UI
100. Main Server 110. Real Estate Law Information Database
120. Public Information Database 130. Brokerage Retail Database
140. Advertising database 150. Brokerage client database
160. Transaction Agreement Database 170. Confirmation Database
200. Application Server 210. API Module
220. Scraping module 230. Legal information registration module
240. Public information registration module 250. Determination of conformity for sale
260. Transaction contract registration module 270. Confirmation manual registration module
300. Update Server 310. API Update Module
320. Scraping Update Module 330. Statutory Information Update Module
340. Update module for public information 350. Update module for transaction contract
360. Confirmation Manual Update Module 400. Push Message Server
410. Contract, confirmation manual registration notification module
420. Notification module requesting revision of contract and confirmation manual
430. Acceptance Agreement for Contract, Confirmation Manual
440. Contract, Confirmation Manual Confirmation Module
500. Information index server 510. Real estate law information index module
520. Public Information Index Module 600. Control Server
S10. Real estate law information registration step S11. Real Estate Law Information Collection Process
S12. Real Estate Legal Information Index Process
S13. Real Estate Law Information Database Registration Process
S14. Real Estate Law Information Database Update Process
S20. Public information registration step S21. Public Information Collection Process
S22. Public Information Index Process
S23. Public Information Database Registration Process
S24. Public Information Database Update Process
S30. Property Search / Recommendation Step S31. Property Search Process
S32. Conformity Listing Determination Process S33. Recommendation Process
S40. Transaction contract / confirmation manual generation step S41. For Sale Process
S42. Customer-Defined Process S43. Legal information / public information extraction process
S44. Automatically generate transaction contract S45. Contract manual input process
S46. Confirmation manual Automatic creation process S47. Manual input process
S48. Contract / confirmation manual S50. Contracting Party Review and Confirmation Stage
S51. Contract / Confirmation Manual Registration Notification Process
S52. Contracting Party Review Process S53. Contract / Confirmation Amendment Process
S54. Contract / Confirmation Confirmation Process

Claims (3)

Collecting, by the API module and the scraping module, the real estate laws and the public information and transmitting the information to the index server;
The real estate legislation information indexing module separates the real estate legislation information into minimum units by morphological separation by legal text, classifies each item, combines and matches each word, and combines laws, enforcement decrees, and enforcement rules. Real estate legislation information registration step of generating and registering the legislative combination information and the real estate legislation information generated in the legislative information registration module in a real estate legislation information database;
A public information registration step of the public information index module generating the public union information by the location number and the building unit, and registering the public union information and the public information in the public information database by the public information registration module;
When the broker terminal requests the seller search by applying the broker's request condition of the buyer / rental terminal as a search filter, the suitable seller judgment module selects among the properties registered in the brokerage database and the advertisement database, and the items corresponding to the search filter conditions Search for suitable property by loading and joining statute union information of the real estate statute information database, public property information of the real estate statute information, public information database and the public information, and determining whether the property is suitable for the conditions of the search filter. A suitable medium searching step of outputting a result to an agency terminal;
When the broker terminal selects a specific property, inputs basic information such as the usage and area of the property, and the filter condition, and processes the request for determination of conformity for sale, the information on the acquisition of legal property information database and public information database in the appropriate decision module Comparing and judging union information and public union information, if a particular property is suitable for its use, it is determined to be a "suitable property" .If the facility cannot be installed or cannot be used for that purpose, the reason for disqualification cannot be resolved. Determining the suitability of a particular medium to determine the non-conforming medium, and to determine the "modifiable medium" if the reason for disqualification can be eliminated due to the installation and use of some facilities and used for a desired purpose;
Transaction contract registration module and confirmation manual The registration module generates transaction contracts and confirmation manuals, and extracts the legal information and public information corresponding to the branch address and the building from the real estate law information database and public information database, and automatically inputs the transaction agreement and confirmation manual. A transaction contract / confirmation manual generation step of automatically inputting the item and additionally inputting by the broker terminal to the transaction contract database and the confirmation document database; And
When the contract and confirmation manual registration notification module notifies the seller / buyer terminal and the buyer / tenant terminal of the creation of the transaction contract and confirmation manual, and the seller / lease terminal or the buyer / tenant terminal inputs the modifications and processes the modification request Notice of modification request to Seller / Lease Terminal, Buyer / Lease Terminal, and Broker Terminal in the Contract, Confirmation Request for Modification of Contract, Confirmation Manual Reviewing and confirming the contracting party to confirm that the transaction agreement and confirmation manual are impossible to be modified if accepted.
Determination of conformity for sale and how to prepare a contract and confirmation manual. delete The method of claim 1,
The transaction contract / confirmation manual generation step,
When the brokerage terminal specifies the number of the item for sale in the contract, the transaction contract registration module extracts the name of the seller / renter, contact information and address from the property information and real estate law information database and designates it as the seller / renter. step;
Updating, by the broker terminal, the corresponding item information of the brokerage retailer database and the advertisement seller database when the contract stores changes such as an area condition and an amount of money for the sale of the contract;
Modifying, by the brokerage terminal, customer information such as customer name, address, and contact information registered in the brokerage client database as contract information and designating as a purchaser / tenant;
Transaction contract registration module and confirmation manual The registration module loads the legal information and public information from the real estate law information database and public information database corresponding to the address number of the building and the building, and extracts the input values of automatic input items of the transaction agreement and confirmation manual. Making;
Determination of conformity for sale and how to prepare a contract and confirmation manual.

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