| 摘要: | 本研究主要在探討如何以不動產信託協助完成台北都會區大眾捷運系統聯合開發案之興建能順利進行至完工，依據土地聯合開發契約書、土地開發投資契約書之約定進行資產分配，保障信託契約立契約書人權益以及就信託過程中所涉及之法規面、執行面及效益面進行分析與研究。 由於現今大台北都會區大眾捷運系統的開發愈趨完善，搭乘捷運，早已是許多民眾生活習慣，而大部份捷運站周邊的建築物和人口原本就比較密集，周邊可建用地是一地難求，若政府要規劃增建原捷運線之延伸或新的路線，在都會區要找到合適的土地蓋捷運出口並不容易。同時，政府的財政也無法完全配合現今日益增長的都市計畫，因此公部門引進民間單位配合參與相關計劃與建設，公私合夥變成一種必然的趨勢。 本文分為緒論、相關法令之介紹與文獻探討、不動產信託作業流程概況與信託實務、個案分析、個案與其他不動產信託之比較、結論與建議等六個部分。由介紹不動產信託、相關法令、不動產信託作業流程與實務開始，再透過分析個案方式說明不動產信託如何協助大眾捷運系統聯合開發順利進行，最後提出結論與建議，讓有興趣之讀者能對不動產信託有較清楚之輪廓。 本文之個案位於台北市南京東路與松江路交口旁，附近辦公大樓林立，多家金融機構均在此設有分行，屬台北市上班人口密集之重要商業區。原聯合開發基地為一所教堂，後方為松江路巷內幾戶3至4層樓平房，開發商為參與北市府重大交通建設，與幾位地主和另一合作建商協商後，透過不動產信託機制與台北市政府捷運局簽訂土地聯合開發契約以完成一住商大樓與捷運系統共構案，不但造福廣大搭乘捷運之民眾，也創造該土地之投資價值。 捷運土地聯合開發之目的既已由緩和人民財產權之負擔，演進至土地資源有效利用之積極目標，透過信託財產之特質以及信託機構之專業，信託機制具有降低交易風險、提高資產的優勢。因此，捷運土地聯合開發信託機制之應用，似應擴展至捷運土地開發資產之營運，而非侷限於興建時期開發土地及資金之信託。此外，政府積極推動促進民間參與公共建設之政策，若能參考此一機制，對於強調營運期滿後須將產權移轉予主管機關之諸多案件，對其履約作業之順利推動將更可期待。 The purpose of this study is to investigate how the real estate trusts can assist in the completion of Taipei MRT in the joint development of the construction proceeds smoothly to completion, based on the agreements and contracts to distribute assets, security trust parties’ rights, analysis and research on the real estate trust involved in the process of the laws and regulations, implementation and effectiveness. Surrounding the MRT, buildings and population are more intensive, the land is hard to get to built MRT constructions. At the same time, the government's finance also not fully meets today's growing urban plans. Therefore, public-private partnerships, public sector units with the introduction of private sector to participate in relevant plans and construction, become an inevitable trend. This essay is divided into six chapters. The first chapter will be the elaboration of the background and motivation, the research scope and its limitation, and the methodology. The second chapter will be introduction of relevant laws and literature review. The third chapter will be real estate trust and trust-engineering overview of practice. The forth chapter will be case analysis. The fifth chapter will be case contrast with other real estate trusts. And the last chapter will be conclusions and recommendations. In this case, the base is located at the one of important densely populated CBD in Taipei. In order to participate in the Taipei government’s transportation projects, developers negotiated with several landowners and the cooperation construction company, then signed the joint development land contract and investment contract with Taipei government to build a structure with MRT system through the real estate trust mechanism. The projects not only benefit the people who take MRT to anywhere, but also create the investment value of land. The purpose of joint development MRT land is developing from easing the burden of people’s property rights to effectively using land resources. Through the nature of the trust property and trust institutions, the trust mechanism could advantage to lower transaction risks and higher assets’ value. Therefore, the joint development MRT land trust mechanism seems must be applied to develop MRT assets’ operating. In addition, if the government’s policies could refer to this mechanism to push private sector participates in public constructions actively; it would be looking forward to execute contracts smoothly in many BOT cases in the future. |
