Taşınmaz simsarlığı sözleşmesinde ücret ve tabi olduğu hükümler
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2014
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Simsarlık sözleşmesi, pozitif hukukumuzda, 818 sayılı Borçlar Kanunu'na, mehaz İsviçre Borçlar Kanunu'ndan (OR) geçmiş olup, 6098 sayılı Türk Borçlar Kanunu'nun 520 - 525 hükümleri arasında düzenleme alanı bulmuştur. Buna karşılık, (mülga) 6762 sayılı Türk Ticaret Kanunu m. 100 - 115 hükümleri arasında düzenlenen ticarî işler tellallığına ilişkin hükümlere, 6102 sayılı Türk Ticaret Kanunu'nda yer verilmemiştir. Simsarlık sözleşmesinin en önemli unsurlarından biri ücrettir. TBK m. 521 - 525 arasında sadece simsarın ücret alacağına ilişkin hükümler bulunmaktadır. TBK m. 520 f. 2 hükmüne göre, vekâlet sözleşmesi hükümleri, bünyesine uygun düştüğü ölçüde simsarlık sözleşmesine de uygulanır. Ayrıca simsarlık sözleşmesinde de sözleşme özgürlüğü ilkesi geçerlidir. Özellikle sözleşme özgürlüğü ilkesi ve simsarlık sözleşmesi alanındaki yasal düzenlemeler dikkate alınarak simsarlık sözleşmesinde ücreti hak etme zamanı (TBK m. 521), ücretin belirlenmesi (TBK m. 522), simsarın haklarını kaybetmesi (TBK m. 523), ücretten indirim (TBK m. 525) gibi konular üzerinde durulmuştur. Simsarlık sözleşmesinde ücreti etkileyebilecek mevzuata da yer verilmiştir. 5174 sayılı Türkiye Odalar ve Borsalar Birliği ile Odalar ve Borsalar Kanunu, 5362 sayılı Esnaf ve Sanatkârlar Meslek Kuruluşları Kanunu, 6502 sayılı Tüketicinin Korunması Hakkında Kanun ve konumuz ile ilgili yönetmelik, tebliğ gibi düzenlemeler de incelenmiştir. Simsarlık sözleşmesinin kanunî ve zorunlu bir unsuru olan ücret konusu tartışılmış, simsarlık sözleşmesinin tam iki tarafa borç yükleyen bir sözleşme olduğu belirtilmiştir. Taşınmaz simsarlığı sözleşmesi; simsarın bir taşınmaz üzerindeki aynî veya şahsî hakkın tesisini konu edinen bir asıl sözleşmenin kurulması fırsatını göstermeyi veya sözleşme görüşmesi için aracılık etmeyi ve iş sahibinin de aksi kararlaştırılmadıkça asıl sözleşme kurulursa ücret ödemeyi borçlandığı bir sözleşme olarak tanımlanmıştır. Simsarlık sözleşmesinin, iş görme borcu doğuran vekâlet sözleşmesinin borç yükleyen bir alt dalı olarak, diğer iş görme sözleşmeleri ile vekâlet sözleşmesinden ayrılan yönleri üzerinde de durulmuştur. Simsarlık faaliyetinin konusunu, taşınmaz üzerinde aynî veya şahsî hak kurulmasına ilişkin bir (asıl) sözleşmenin oluşturması, taşınmaz simsarlığı sözleşmesini diğer simsarlık sözleşmelerinden ayıran temel özellik olarak belirlenmiştir. TBK m. 520 f. son'daki 'yazılı şekil' şartı taşınmaz simsarlığı sözleşmesi ile ilgili öngörülen tek istisnai hükümdür. Bunun dışında, taşınmaz simsarlığı sözleşmesi bakımından da aynen uygulanacak olan hükümler değerlendirme konusu yapılmıştır.
Brokerage contract has been incorporated to Turkish applicable legislation, the Code of Obligations no. 818, from the referred Swiss Code of Obligations (OR), and is regulated under Articles 520 – 525 of Turkish Code of Obligations no. 6098 (TcO). Notwithstanding, the provisions on 'brokerage at business transactions' which had been regulated under Articles 100 – 115 of the (former) Turkish Commercial Code no. 6762 has not been incorporated to the current Turkish Commercial Code no. 6102. One of the essential elements of the brokerage contract is the 'fee'. Articles 521 – 525 of TcO only regulate the fees of the broker. According to Article 520 (2) of TcO, provisions on attorney-ship would also be applicable to brokerage contracts, to the appropriate extents. Further, the 'freedom of contract' principle is also valid for brokerage contracts. (This article), in light of, particularly, the freedom of contract principle and the legal regulations on brokerage contracts, emphasises on items such as the fee progress under brokerage contracts (TcO Ar. 521), determination of the fees (TcO Ar. 522), lose of brokerage rights (TcO Ar. 523), reduction in fees (TcO Ar. 525). Also, (this article) includes references to the legislation which might affect the brokerage fees. The Law on Turkish Union of Chambers and Exchange Commodities no. 5174, the Law on Union of Chamber of Merchants and Craftsmen no. 5362, the Consumer Protection Law no. 6502 as well as relevant regulations and communiques are also subject of the study. The study emphasizes on the brokerage fees, a legal and mandatory provision essential for brokerage contracts; and the mutually obligatory (istin synallagmatic) nature of such contracts. The real estate brokerage contract has been described as a contract where the broker acts as either an agent or an intermediary for consitution of an agreement subjecting establishement of right(s) in rem or individual right(s) over a real property; whereby the job owner undertakes to pay brokerage fees conditioned upon the execution of the main agreement. Also, the study evaluates the brokerage contract as an obligating sub-branch of attorney-ship agreements, and its differences from other transaction contracts (and attorney-ship agreement). The subject of the (real estate) brokerage contract 'being' the constitution, via a definite agreement, of right(s) in rem or individual right(s) over a real estate has been defined as the main difference of the real estate brokerage contract from other brokerage contracts. The 'requirement of written form' as is stipulated by TcO Article 520 is the sole exceptional provision with regards to the real estate brokerage contracts. Apart from that, the study focuses on provisions which are also applicable for the simple brokerage contracts.
Brokerage contract has been incorporated to Turkish applicable legislation, the Code of Obligations no. 818, from the referred Swiss Code of Obligations (OR), and is regulated under Articles 520 – 525 of Turkish Code of Obligations no. 6098 (TcO). Notwithstanding, the provisions on 'brokerage at business transactions' which had been regulated under Articles 100 – 115 of the (former) Turkish Commercial Code no. 6762 has not been incorporated to the current Turkish Commercial Code no. 6102. One of the essential elements of the brokerage contract is the 'fee'. Articles 521 – 525 of TcO only regulate the fees of the broker. According to Article 520 (2) of TcO, provisions on attorney-ship would also be applicable to brokerage contracts, to the appropriate extents. Further, the 'freedom of contract' principle is also valid for brokerage contracts. (This article), in light of, particularly, the freedom of contract principle and the legal regulations on brokerage contracts, emphasises on items such as the fee progress under brokerage contracts (TcO Ar. 521), determination of the fees (TcO Ar. 522), lose of brokerage rights (TcO Ar. 523), reduction in fees (TcO Ar. 525). Also, (this article) includes references to the legislation which might affect the brokerage fees. The Law on Turkish Union of Chambers and Exchange Commodities no. 5174, the Law on Union of Chamber of Merchants and Craftsmen no. 5362, the Consumer Protection Law no. 6502 as well as relevant regulations and communiques are also subject of the study. The study emphasizes on the brokerage fees, a legal and mandatory provision essential for brokerage contracts; and the mutually obligatory (istin synallagmatic) nature of such contracts. The real estate brokerage contract has been described as a contract where the broker acts as either an agent or an intermediary for consitution of an agreement subjecting establishement of right(s) in rem or individual right(s) over a real property; whereby the job owner undertakes to pay brokerage fees conditioned upon the execution of the main agreement. Also, the study evaluates the brokerage contract as an obligating sub-branch of attorney-ship agreements, and its differences from other transaction contracts (and attorney-ship agreement). The subject of the (real estate) brokerage contract 'being' the constitution, via a definite agreement, of right(s) in rem or individual right(s) over a real estate has been defined as the main difference of the real estate brokerage contract from other brokerage contracts. The 'requirement of written form' as is stipulated by TcO Article 520 is the sole exceptional provision with regards to the real estate brokerage contracts. Apart from that, the study focuses on provisions which are also applicable for the simple brokerage contracts.
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Hukuk, Brokerler, Brokerlik, Law, Brokers, Brokerlik sözleşmesi, Brokerage, Gayrimenkuller, Brokerage contract, Real estates, Ücret, Wage
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166