业主车位（车库）优先使用权研究

发布时间：2018-09-13 12:53

【摘要】：停车位归属与使用的争议是建筑物区分所有制度中面临的一个难题。我国《物权法》第74条对我国车位、车库的归属与利用进行了规定,但由于法律的概括性以及现实生活的复杂性,使该条在现实的理解和适用中产生了许多问题。其中,关于第74条第1款中所使用的“建筑区划内,规划用于停放汽车的车位、车库应当首先满足业主的需要”,在适用中产生了理解不一致、操作不统一的现象,造成了实践中业主合法的停车利益难以获得保护、业主与开发商之间的矛盾加剧的后果,影响了和谐社区的构建。为解决这些问题,本文在探析法律条文立法原意与现实需求的基础上,以不动产优先购买权理论为切入点,充分考虑业主在与开发商比较中存在的弱势地位的前提下,提出了业主车位(车库)优先使用权。本文除了引言和结语之外,主要包括五个部分:第一部分:业主车位(车库)优先使用权概念的缘起。首先,对《物权法》颁布以来,学者们对“首先满足业主需要”的各种解读进行归述,以梳理业主车位(车库)优先使用权概念的缘起进程;其次,通过对比民事优先权、优先购买权,结合《物权法》第74条立法原意,对业主车位(车库)优先使用权进行概括定义和特征分析。第二部分:业主车位(车库)优先使用权的性质和效力。在回顾传统优先购买权性质争议的基础上,结合立法目的,将业主车位(车库)优先使用权的性质界定为实体性权利、资格性权利以及形成权;并针对现实中关于《物权法》第74条第1款的规范性质争议,全面阐述了该权利对出卖人、业主及业主之外的第三人的效力。第三部分:业主车位(车库)优先使用权产生的合理性分析。通过立基于建筑物区分所有权原理,从专有部分和共有部分的角度分析了业主车位(车库)优先使用权产生的法理基础,并进而阐释该制度所追求的和谐秩序与保护弱者的价值目标。第四部分:业主车位(车库)优先使用权的取得条件和行使方式。从制度结构解析的角度,通过对业主资格分析、业主“需要”的界定、业主权利行使的除斥期间、权利行使的“特定条件”等方面阐述了业主车位(车库)优先使用权取得和行使的制度内涵。第五部分:业主车位(车库)优先使用权制度的立法与实践。从完善制度的角度,通过对美国、德国、日本、我国台湾地区等域外立法及我国各地相关立法实践中关于车位、车库流转使用的作法进行比较分析,在此基础上比较总结出明确车位权属、健全车位登记制度、完善信息公开制度等三点启示。
[Abstract]:The dispute over the ownership and use of parking spaces is a difficult problem in building separation. Article 74 of our country's Real right Law provides for the ownership and utilization of parking spaces and garages in our country. However, due to the generality of the law and the complexity of real life, there are many problems in the understanding and application of this article. Among them, with regard to the use in article 74, paragraph 1, of "the planning of parking spaces for parking vehicles, the garage shall first meet the needs of the owners", a lack of consistency of understanding and operation has arisen in the application, As a result, the legal parking interests of owners are difficult to be protected in practice, and the contradiction between owners and developers intensifies, which affects the construction of harmonious communities. In order to solve these problems, this paper, on the basis of analyzing the legislative intent and realistic demand of the legal provisions, taking the theory of preemption of real estate as the starting point, fully considers the weak position of the owner in the comparison with the developer. Put forward owner parking space (garage) priority right. In addition to the introduction and conclusion, this paper mainly includes five parts: the first part: the origin of the concept of priority use right of parking space (garage). First of all, since the promulgation of the property Law, scholars have described various interpretations of "meeting the needs of the owner first" in order to sort out the origin of the concept of the priority use right of the owner's parking space (garage); secondly, by comparing the civil priority, The preemptive right of purchase, combined with the legislative intent of Article 74 of the property Law, gives a general definition and analysis of the characteristics of the owner's priority right of use of parking spaces (garages). The second part: the property and effect of the owner's parking space (garage) priority right. On the basis of reviewing the dispute of the nature of the traditional preemption right and combining the legislative purpose, the author defines the property of the owner's priority use right as the substantive right, the qualification right and the forming right. In view of the dispute on the normative nature of Article 74 (1) of the Real Law in reality, this paper comprehensively expounds the effectiveness of this right to the seller, the owner and the third party other than the owner. The third part: the reasonable analysis of the owner parking space (garage) priority right. Based on the principle of building ownership division, this paper analyzes the legal basis of the owner's preferential use right of parking space (garage) from the perspective of the exclusive part and the common part. And then explains the harmonious order pursued by the system and the value goal of protecting the weak. The fourth part: the owner parking space (garage) priority right to obtain conditions and exercise. From the angle of system structure analysis, through the analysis of the owner's qualification, the definition of the owner's "need", the extermination period of the owner's right to exercise, The "specific conditions" of the exercise of rights and other aspects elaborated the owner parking space (garage) priority access to obtain and exercise the connotation of the system. The fifth part: the legislation and practice of the owner parking space (garage) priority right system. From the point of view of perfecting the system, through the comparative analysis of the extraterritorial legislation of the United States, Germany, Japan, Taiwan and other relevant legislative practices in various parts of our country on the use of parking spaces and garages, this paper makes a comparative analysis of the use of parking spaces and garages. On this basis, three enlightenments, such as defining the ownership of parking spaces, perfecting the registration system of parking spaces and perfecting the information disclosure system, are compared and summarized.
【学位授予单位】：西南政法大学
【学位级别】：硕士
【学位授予年份】：2015
【分类号】：D923.2

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