本文選題：買賣不破租賃 + 租賃權(quán)　； 參考：《吉林大學(xué)》2012年碩士論文

【摘要】：所謂買賣不破租賃，是指在租賃關(guān)系存續(xù)過程中，租賃物被讓與或設(shè)定物權(quán)的，承租人對(duì)取得租賃物所有權(quán)或他物權(quán)的人，可主張其承租權(quán)，此即所謂對(duì)抗力。也即是指，受讓人或他物權(quán)人都附有維持原有租賃的義務(wù)，而無需另訂契約。買賣不破租賃的設(shè)立原因主要有兩層含義：一是為了保護(hù)弱勢(shì)的承租人。承租人作為租賃合同的一方，如果所有物的任意性變動(dòng)便會(huì)導(dǎo)致其承租權(quán)的喪失，那么承租人的權(quán)利保障便無從談起。二是為了締約成本的經(jīng)濟(jì)化。如果買賣合同的簽訂會(huì)導(dǎo)致租賃合同的無效，那么租賃物的出租就會(huì)受到影響，進(jìn)而會(huì)引起整個(gè)經(jīng)濟(jì)活動(dòng)成本的增加，這也是“買賣不破租賃”為各國(guó)立法所認(rèn)同的深層次原因。買賣不破租賃”在我國(guó)的民法中有很多應(yīng)用，許多法律條文的制定都遵循了“買賣不破租賃”，確定它在實(shí)踐運(yùn)用中的法律約束力。那么“買賣不破租賃”原理之所以能夠被我國(guó)法律認(rèn)可，它的法律依據(jù)在哪里呢？“買賣不破租賃”又是從何而來，是怎樣被流傳限定下來的呢？本文試圖闡述關(guān)于“買賣不破租賃”這一有些特殊又符合法理的法律制度�！百I賣不破租賃”的起源應(yīng)當(dāng)從房屋租賃說起。房屋租賃關(guān)系是一個(gè)古老的債權(quán)關(guān)系，它有債權(quán)關(guān)系的一般的屬性，如有償、雙務(wù)。但隨著現(xiàn)代民法理論的不斷發(fā)展，房屋租賃關(guān)系也有了新的變化。所謂“買賣不破租賃”最初所指的是房屋的所有權(quán)人將房屋租賃給承租人，而后又將房屋賣與他人。此時(shí)在同一個(gè)房屋上出賣人設(shè)定了租賃權(quán)后又將房屋的所有權(quán)轉(zhuǎn)移給承租人以外的第三人。而現(xiàn)在隨著民法的不斷發(fā)展對(duì)于“買賣不破租賃”的內(nèi)涵又增加了新的內(nèi)容，現(xiàn)在的“買賣不破租賃”中的租賃物不僅僅指房屋，，它包括一切可以租賃的動(dòng)產(chǎn)以及不動(dòng)產(chǎn)�，F(xiàn)在的民法對(duì)于“買賣不破租賃”的客體已經(jīng)擴(kuò)展的非常多廣了。如果按照一般物權(quán)的情況來說的話，取得該物所有權(quán)的人對(duì)其權(quán)利應(yīng)當(dāng)是完整的，即任何人都不得影響所有權(quán)人行使其所有權(quán)。而在這，房屋因轉(zhuǎn)移所有權(quán)而取得其所有權(quán)的人不能以房屋所有權(quán)轉(zhuǎn)移而要求承租人解除其原有的租賃合同，也不能要求承租人在租賃期屆滿之前將房屋的使用權(quán)交于所有權(quán)人。這樣說來，租賃關(guān)系就突破了原來債權(quán)關(guān)系的規(guī)則而變得“厲害”起來。那么是房屋租賃關(guān)系是怎樣變成現(xiàn)在這樣將所有權(quán)都“不放在眼里”的呢？先看一下“買賣不破租賃”在各國(guó)中的應(yīng)用。買賣不破租賃這項(xiàng)法律制度是資本主義經(jīng)濟(jì)發(fā)展到壟斷階段的產(chǎn)物，是市場(chǎng)經(jīng)濟(jì)發(fā)展的要求。雖然我國(guó)1999年就制定了《中華人民共和國(guó)合同法》，但合同法中對(duì)買賣不破租賃的規(guī)定并不完善，在此情況下，2009年6月22日最高人民法院通過了《最高人民法院關(guān)于審理城鎮(zhèn)房屋租賃合同糾紛案件具體應(yīng)用法律若干問題的解釋》，對(duì)買賣不破租賃作出了進(jìn)一步的解釋，但實(shí)踐中仍然存在不少爭(zhēng)議的問題，本書結(jié)合《最高人民法院關(guān)于審理城鎮(zhèn)房屋租賃合同糾紛案件具體應(yīng)用法律若干問題的解釋》，從該制度產(chǎn)生的理論依據(jù)、社會(huì)背景以及發(fā)展趨勢(shì)上，對(duì)其進(jìn)行一個(gè)宏觀了解和把握，并借鑒國(guó)內(nèi)外相關(guān)學(xué)者的精辟觀點(diǎn)和審判實(shí)踐經(jīng)驗(yàn)，分別分析三方（所有人、出租人、承租人）之中每?jī)煞街g的法律關(guān)系與單純的買賣關(guān)系、租賃關(guān)系在權(quán)利義務(wù)上有何不同；然后對(duì)買賣不破租賃制度在審判實(shí)踐中存在的問題進(jìn)行分析研究，并提出自己的看法和建議。 具體而言，本文分為以下四部分： 一、買賣不破租賃概述 本部分包括三個(gè)內(nèi)容，一是買賣不破租賃概述，二是國(guó)外關(guān)于買賣不破租賃制度的比較考察，三是關(guān)于我國(guó)買賣不破租賃的現(xiàn)行法分析。 二、買賣不破租賃的構(gòu)成要件 從目前存在三要件說、四要件說和五要件說三種主張進(jìn)行分析，最后得出我國(guó)買賣不破租賃制度的構(gòu)成要件。 三、我國(guó)合同法上的買賣不破租賃法律關(guān)系分析 本部分包括三個(gè)內(nèi)容，一是受讓人和承租人之間的法律關(guān)系，二是受讓人與出租人的法律關(guān)系，三是出租人與承租人的關(guān)系。 四、審判實(shí)踐中的疑難問題 本部分包括三個(gè)內(nèi)容，一是抵押不破租賃原則，二是租賃房屋讓與前承租人一次預(yù)付的租金的處理，三是新的產(chǎn)權(quán)人和承租人就租金問題產(chǎn)生糾紛應(yīng)的處理。
[Abstract]:The so-called "business without breaking" means that the leasehold can offer or set the property right in the course of the lease relationship. The lessee can claim the renting right for the person who has acquired the ownership of the lease or his property right. That is, the assignee or his real right person is attached to the obligation to maintain the original lease without a contract. There are two main reasons for the establishment of the leasehold: one is to protect the disadvantaged lessee. As a party of the lease contract, if the arbitrariness of the possessions will lead to the loss of its renting rights, the rights guarantee of the lessee will not be discussed. Two is the economy of the contracting costs. If the contract is bought and sold If the signing will result in the null and void of the lease contract, the lease of the lease will be affected, which will cause the increase of the cost of the whole economic activity, which is the deep reason that the "trade without breaking the lease" is a deep reason for the national legislation. There are many applications in civil law in China, and many legal provisions are followed. "Business does not break lease", determine its legal binding in practice. Then the principle of "trading without breaking lease" can be recognized by the law of our country. Where is its legal basis? "Where does not break the lease" come from and how is it restricted? This article tries to explain that "business is not broken." The origin of "leasing" is a special legal system. The origin of "buying and selling not breaking lease" should begin with the lease of the house. The relationship between the housing lease is an old creditor relationship, it has the general property of the creditor's right relationship, such as the compensation and the double affairs. But with the continuous development of the modern civil law theory, the renting relationship of the house is also new. Change. The so-called "business without breaking the lease" originally meant that the owner of the house leased the house to the lessee and then sold the house to others. At this time, the owner of the same house set up the leasehold and transferred the ownership of the house to third other people outside the lessee. The connotation of "buying and selling without lease" has added new content. Now the lease of "not breaking the lease" is not only the house, it includes all the movable property and real estate that can be leased. Now the civil law has expanded very much on the object of "buying and selling without breaking the lease", if it is in the case of general property right. In the case of the owner of the ownership of the property, the right of the owner shall be complete, that is, no one shall affect the ownership by the owner. In this case, the person who has acquired its ownership for the transfer of ownership cannot ask the lessee to dissolve its original lease contract with the ownership of the house, nor does it require the lessee to be in the lease term. The right to use the house before the end of the house is given to the owner. In this way, the lease relationship breaks through the rules of the original creditor's rights. How does the rental relationship become now "not in the eyes" of the renting relationship? First look at the application of the "business without breaking the lease" in the countries. The legal system is the product of the development of the capitalist economy to the monopoly stage and the requirement of the development of the market economy. Although the contract law of the People's Republic of China has been formulated in 1999, the provisions of the contract law are not perfect for the sale of the lease. In this case, the Supreme People's court in June 22, 2009 passed in this case. The Supreme People's court has explained some questions about the application of the law on the case of the dispute on the lease contract of urban housing. It has made a further explanation for the sale of the lease, but there are still many disputes in practice. This book is combined with the application of the Supreme People's court on the case of the dispute on the lease contract of urban housing. From the theoretical basis, social background and development trend of the system, a macro understanding and grasp of the system are carried out, and the legal relations and simplex between the three parties (the owner, the lessor and the lessee) are analyzed separately from the incisive views and the trial experience of the relevant scholars at home and abroad. What is the difference between the business relationship and the renting relationship in the rights and obligations; then analyses and studies the problems that exist in the trial practice without the breach of the lease system, and puts forward his own opinions and suggestions.
Specifically, this article is divided into the following four parts:
First, a brief overview of the sale of the lease
This section includes three contents: one is the overview of the sale of the lease, the two is a comparative study of the foreign trade without breaking the lease system, and the three is the analysis of the current law of our country's trading without breaking the lease.
Two, the constituent elements of the business without breaking the lease
From the three essentials, the four elements and the three elements, three factors are analyzed, and finally the constitutive requirements of the leasing system in China are concluded.
Three, the legal relationship between leasing and leasing in China's contract law is analyzed.
This section includes three contents: one is the legal relationship between the assignee and the lessee, the two is the legal relationship between the assignee and the lessor, and the three is the relationship between the lessor and the lessee.
Four, the difficult problems in the trial practice
This section includes three contents: one is the principle of no lease on the mortgage, the two is the treatment of the rent for the tenant to be paid by the former tenant, and the three is the treatment of the dispute between the new property owner and the lessee on the rent problem.
【學(xué)位授予單位】：吉林大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2012
【分類號(hào)】：D923

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