认购书通常不能直接构成商品房买卖合同,其在本质上为＂将行谈判的预约＂。认购书不以预售许可为有效要件,其核心内容为使开发商和认购人负担诚信谈判之义务,但双方并不因此负担必须缔约之义务。在双方诚信谈判仍不能达成商品房买卖合同时,认购书自动失去其效力。若一方当事人违反诚信谈判义务导致商品房买卖合同不能缔结,对方不能强制其实际履行认购书,而只能追究其违反预约之责任,亦即商品房买卖合同不成立之缔约过失责任。%The subscription of real estate can not be defined as a contract for selling the real estate,which is just ＂a reservation for upcoming negotiation＂in nature.The subscription does not regard pre-sale permit as effective element,the core elements of which ensures real estate developers and subscribers to burden obligation of honest negotiation,but both sides do not necessarily undertake obligation of signing contract.When the honest negotiation of both sides can not guarantee to reach the signing a contract for selling the real estate,the subscription automatically loses its effect.If one of parties breaches the duty of negotiating in good faith,resulting in the impossibility of signing real estate sale contract,any of both sides can not force other side to actually perform the subscription,just investigate the liability of breaching the reservation,in another word,contracting negligence liability.
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