论承租人优先购买权的行使与限制

发布时间：2018-05-30 14:26

  本文选题：承租人优先购买权 + 性质　； 参考：《南京大学》2017年硕士论文

【摘要】：承租人优先购买权制度的发展源远流长,改革开放之初百废待兴,为满足人民对房屋的基本生活需求,承租人优先购买权制度逐渐发展起来。《合同法》第230条明确承认承租人优先购买权,最高院《法释[2009]11号文》则是对承租人优先购买权制度的一次重大革新。但是司法实务中,承租人优先购买权在适用问题上未得到统一,例如优先购买权的性质归属、行使要件以及权力行使中的各种限制。上述问题的解决有利于司法实践的统一,减少同案不同判的情形。本文从三个部分入手进行房屋承租人优先购买权相关问题的研究:第一部分的主题是从这一制度的正当性基础出发,解答该权利应当存还是废的疑问。鉴于理论界有论者曾主张废除承租人的优先购买权,笔者对此首先从价值层面进行论证,这一制度符合效率、秩序与公平的基本价值追求,能促进承租人、出租人双方的利益走向平衡。其次,如何对承租人的这一优先权进行定性,关系到权利实现的基础问题。具体而言,理论界存在的定性包括形成权、期待权、强制缔约请求权等几类。本部分指出,优先购买权符合强制缔约请求权的基本内涵和权利结构,也更有利于承租人行使其权利。第二部分主要分析了优先购买权实现过程中的困境。第一,在行权基础上,优先购买权应当以合法有效的承租合同为依据。第二,出租人只有出售标的房屋的才是需要符合公平竞争、市场定价的处分行为,而在诸如赠与、继承、政府征用等情况下,优先购买权则不存在其适用空间。第三,在行权条件上,优先购买权的行使还受到同等条件的约束,这些条件主要包括价款条件、履行方式和履行期限等方面,对同等条件的确定不得损害出租人的人的利益,并结合具体案例灵活把握。第四,优先购买权的行使期限可以借鉴国外立法经验,常态下从先买权人收到出卖人通知时起算,当出卖人不履行通知义务时,规定权利行使的最长期限。第三部分论述了优先购买权行使时的限制问题,例如承租人与次承租人、共有人之间的权利冲突及顺位问题。本部分主张,承租人、次承租人都是优先购买权的权利主体,且后者的权利优先于前者。在共有人、承租人的权利发生冲突时,共有人可优先行使其权利。
[Abstract]:The lessee's preemptive right system has a long history of development. In order to meet the basic living needs of the people, The system of lessee's preemption right has been developed gradually. Article 230 of contract Law explicitly recognizes the lessee's preemptive right, and the Supreme Court's interpretation [2009] 11 is a major innovation to the lessee's preemptive right system. However, in judicial practice, the preemptive right of lessee has not been unified in its application, such as the attribute of preemptive right, the elements of exercise and various restrictions in the exercise of power. The above-mentioned problems are beneficial to the unification of judicial practice and reduce the situation of different judgments in the same case. This paper starts with three parts to study the preemption right of the lessee: the theme of the first part is to answer the question of whether the right should be annulled or not based on the legitimacy of this system. In view of some theorists have advocated abolishing the lessee's preemptive right, the author first demonstrates that this system accords with the basic value pursuit of efficiency, order and fairness, and can promote the lessee. The interests of both lessors tend to be balanced. Secondly, how to define the priority of the lessee is related to the realization of the right. In particular, the nature of the theoretical circle includes the right of formation, the right of expectation, the right of compulsory contracting, and so on. This part points out that the preemptive right accords with the basic connotation and the right structure of the compulsory contracting right, and it is more favorable for the lessee to exercise his rights. The second part mainly analyzes the dilemma in the process of realizing preemption right. First, on the basis of exercise, the preemptive right should be based on a valid lease contract. Second, only the lessor who sells the underlying house needs to comply with fair competition and market pricing, but in such cases as gift, inheritance and government expropriation, the preemptive right does not have its applicable space. Third, the exercise of the preemptive right is also subject to the same conditions, which mainly include the price conditions, the way of performance and the duration of performance. The determination of the same conditions shall not prejudice the interests of the lessor. And combined with specific cases flexible grasp. Fourthly, the exercise period of preemptive right can draw lessons from foreign legislative experience. Normally, from the time the buyer receives the seller's notice, when the seller fails to perform the obligation of notice, the maximum time limit for the exercise of the right is stipulated. The third part discusses the restriction of the exercise of preemptive right, such as the conflict of rights between lessee and sub-lessee, the conflict of rights between co-owners and the problem of ranking. This part argues that lessee and sub-lessee are the subject of preemptive right, and the latter is prior to the former. Where the rights of the co-owners and lessees are in conflict, the co-owners may exercise their rights first.
【学位授予单位】：南京大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：D923.6
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本文编号：1955623