农村房屋买卖法律问题研究

发布时间：2018-01-26 10:52

本文关键词： 农村房屋买卖合同效力完善　出处：《山东大学》2012年硕士论文　论文类型：学位论文

【摘要】：在高房价推动下,农村房屋交易火爆异常。城乡二元结构下的农村房屋价格低廉,正吸引着不堪重压的城市人移居乡野；另一方,在城市化中成长起来的新农民,因教育、工作等原因,选择到城市谋求未来,家中闲置的房屋也自然成为其走向城市的重要砝码。然而,本是各取所需的局面,正在被不断爆发的农村房屋买卖纠纷所摧毁。房屋因拆迁所带来的巨大利益,让一部分卖房者反悔,告上法庭,要求确认农村房屋买卖合同无效。虽然这类案件在大量的诉至法院,但是我国法律对农村房屋买卖合同的效力却没有明确的规定,因此司法实践者在处理该案件时只能在适用法律的过程中不断的推敲、摸索前进。由于每个人对法律的理解千差万别、对法律的观点亦见仁见智。因此,农村房屋买卖合同效力的认定,不同地区的法院甚至同一法院内部也会作出不同的裁判。同案不同判的现象不但无法起到定纷止争的作用,反而会损害司法的权威,造成负面影响。本文从分析农村房屋买卖纠纷的类型及特点出发,探究相关理论,并从立法规定与实践着手,考察我国农村房屋买卖的现状,发现问题,并提出完善的思路和对策。因此本文分为以下五个部分：第一部分描述我国农村房屋买卖及农村房屋买卖合同的概念,农村房屋买卖合同就是出卖人转移农村房屋的所有权于买受人,买受人支付价款的合同。从概念出发结合司法实践中的典型案件引出纠纷的类型并分析其特征,本文讨论的纠纷类型主要是针对农村房屋买受人为集体经济组织以外的成员,包括外村村民和城镇居民。由于农村房屋买卖标的物及买卖双方当事人身份的特殊性,其与普通的买卖合同不同,有其独特的特点。第二部分是对我国农村房屋买卖理论的探究,在理论界对农村房屋买卖的相关问题争论很大,可谓百家争鸣。本文主要涉及与农村房屋买卖合同效力密切相关的三个问题,房屋与土地的产权结构问题、房屋与土地的关系问题及房屋登记及合同效力的关系问题。由于我国房屋与土地分属于不同的所有权主体,且房屋与土地不是主从物关系,在房屋与土地转让的过程中究竟如何运用房地一体原则,理论界存在很大的争议。房屋登记与房屋买卖合同的效力之间的关系,涉及到农村房屋买卖合同什么时间成立并生效,更涉及到权利行使的时间。第三部分是对我国农村房屋买卖的现行制度考察,主要是从分析立法规定、行政规定及司法解释相关规定的不足之处,并结合分析我国司法实践中在援引法律裁判案件时存在的困惑及裁判结果的五花八门,从而得出本问题的症结所在。由于我国法律规定的过于原则,在司法实践中对该问题的裁判结果过于混乱,结合司法实践中的一个案例,援引《中华人民共和国土地管理法》第六十二条第四款和第六十三条,结果的差距,说明了该问题在现行司法实践中的困惑程度,进一步体现了解决该问题的紧迫性。第四部分是分析司法实践中对农村房屋买卖的困惑。司法实践中对该问题主要存在无效说和有效说两种观点,在分析这两种观点的利弊的基础上,重点解析了无效说对该问题的法律后果的不能全面处理之处。合同无效之后的法律后果是显而易见的,但是无效说却不能妥善解决该类问题,并且确认合同无效进一步增加了道德危机对社会伦理所带来一系列困惑和危机。第五部分是完善农村房屋买卖的思路与对策,提出本文支持有效说的理由,并在此基础上提出完善我国农村房屋买卖的思路,并列举出具体的对策。首先从立法上完善,其次是转变宅基地限制流转的观念,从农村宅基地的取得、流转、登记等环节细节入手,逐步弱化土地的保障功能,使宅基地从限制流传的环节中解脱出来,进一步发挥其应有的功能。在允许农村房屋买卖的前提下,为解决我国的宅基地使用权问题,引进了“法定租赁权”的概念。农村房屋涉及到农民基本生存的权利,如何保障农民的基本权利,是我国“三农”问题必须要面对和解决的重要课题,这也是司法制度的完善和司法权威的保障。
[Abstract]:In this paper , the author analyzes the types and characteristics of the rural housing purchase and sale contract , and asks for confirmation that the contract of rural house purchase and sale is invalid . The first part describes the concept of rural house purchase and sale contract in our country , and the contract of rural house purchase and sale is the contract for the seller to transfer the ownership of the rural housing to the buyer and the buyer to pay the price . The second part is the study of the theory of rural house purchase and sale in our country . There are three problems about the relationship between the property rights structure of the house and the land , the relation between the house and the land , the relation between the house and the land , the relationship between the house registration and the contract effect . The third part is to study the current system of the rural house purchase and sale in our country , mainly from the analysis of the deficiencies of the legislative provisions , administrative regulations and judicial interpretation , and combining with the analysis of the confusion of the judicial practice in the judicial practice and the result of the referee ' s five - eight door , which leads to the crux of the problem . As a result of the overconfusing judgment result in the judicial practice , and the result of the judicial practice , the author invokes Article 62 ( 4 ) and 63 ( 63 ) of the Law of the People ' s Republic of China on the degree of confusion in the current judicial practice , and further reflects the urgency of solving the problem . The fourth part is to analyze the confusion of the rural housing sale in the judicial practice . In the judicial practice , there are two kinds of views which are invalid and effective . On the basis of the analysis of the pros and cons of the two views , the author mainly analyzes the non - comprehensive treatment of the legal consequences of the problem . The legal consequences after the contract are null and void are obvious , but the ineffective theory cannot solve the problem properly , and it is confirmed that the contract is null and void , which further increases the series of confusion and crisis caused by the moral crisis to the social ethics . The fifth part is to improve the thought and the countermeasure of the rural house purchase and sale , put forward the reason why this article supports the effective theory , and then put forward the idea of improving the rural housing sale in our country , and put forward the concrete countermeasure . First , the legislation is perfected , secondly , the transformation of the idea of restricting the circulation of the house base , gradually weaken the security function of the land , make the house base move out from the restricted circulation , further exert its due function . In order to solve the problem of the land use right of our country , the concept of " legal tenancy right " is introduced in order to solve the problem of the land use right of our country . The rural housing involves the right of the peasants to live basically , how to guarantee the basic rights of the peasants , is the important subject that the problem of the " three peasants " in our country must face and solve , which is also the perfection of the judicial system and the guarantee of judicial authority .

【学位授予单位】：山东大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：D922.3;D923

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