本文關(guān)鍵詞： 房屋承租人優(yōu)先購買權(quán) 性質(zhì) 效力 完善　出處：《南京師范大學(xué)》2014年碩士論文　論文類型：學(xué)位論文

【摘要】：房屋承租人優(yōu)先購買權(quán)是指承租人在租賃合同有效期內(nèi),所租賃房屋被出賣時,依照法律的規(guī)定在一定期限內(nèi)享有同等條件下優(yōu)先于第三人購買其所租賃房屋的權(quán)利。在出租人和第三人簽訂房屋買賣合同之前,承租人因“同等條件”不存在而不能行使優(yōu)先購買權(quán)。房屋承租人優(yōu)先購買權(quán)是一項(xiàng)法定權(quán)利,不可約定排除、不可轉(zhuǎn)讓,表現(xiàn)在制度的產(chǎn)生和權(quán)利行使上的法定性；房屋承租人優(yōu)先購買權(quán)具有限制性,該權(quán)利的存在本身就是對房屋所有權(quán)人行使自由處分權(quán)的限制,同時,承租人在行使該權(quán)利時也應(yīng)受到一定的限制。 在現(xiàn)實(shí)經(jīng)濟(jì)交往中,由于房屋所有權(quán)人將已經(jīng)出租的房屋出售給第三人而與承租人發(fā)生糾紛,或者損害承租人優(yōu)先購買權(quán)的案件時有發(fā)生。而現(xiàn)行法律的不完善,導(dǎo)致在審判實(shí)踐中對房屋承租人優(yōu)先購買權(quán)的法律性質(zhì)認(rèn)識不一,進(jìn)而對案件的實(shí)體處理不盡相同。房屋承租人優(yōu)先購買權(quán)應(yīng)具備形成權(quán)的性質(zhì),形成權(quán)說更有利于保障和救濟(jì)承租人的利益。房屋承租人優(yōu)先購買權(quán)的效力應(yīng)結(jié)合登記備案制度來確定,即租賃合同未經(jīng)登記,優(yōu)先購買權(quán)的效力不得對抗善意的、已經(jīng)取得房屋所有權(quán)的第三人。 時至今日。房屋承租人優(yōu)先購買權(quán)制度仍有其存在的價(jià)值,其在保護(hù)承租人的利益,維護(hù)房地產(chǎn)秩序、追求效率、穩(wěn)定社會等方面發(fā)揮著重要作用,其不足之處,在今后的立法過程中應(yīng)加以完善而不能被廢除。具體完善措施如下：第 明確房屋適用性質(zhì)和租賃期間限制。應(yīng)當(dāng)將有居住目的的“住房”作為承租人優(yōu)先購買權(quán)的客體,而將商業(yè)用房排除在外；從租賃期間上看,不應(yīng)當(dāng)賦予所有承租人以優(yōu)先購買權(quán),只有在6個月以上的定期租賃合同中,承租人才宜享有優(yōu)先購買權(quán)。第二,細(xì)化出租人通知義務(wù)。在出租人與第三人的購買條件發(fā)生變更時,出租人仍負(fù)有通知義務(wù),此外,通知的形式應(yīng)為書面通知。第三,明確承租人行使優(yōu)先購買權(quán)的期間制度。出租人和承租人若對優(yōu)先購買權(quán)的行使期限沒有作出約定,承租人應(yīng)當(dāng)在收到通知后15日內(nèi)行使優(yōu)先購買權(quán)。如果出租人未履行通知義務(wù)或有其他侵犯承租人優(yōu)先購買權(quán)行為的,承租人應(yīng)當(dāng)從知道或者應(yīng)當(dāng)知道房屋出賣事實(shí)之日起1年內(nèi)行使優(yōu)先購買權(quán)。第四,明確該權(quán)利的性質(zhì)和效力。性質(zhì)為形成權(quán)；具有對抗第三人的效力,結(jié)合登記公示制度。第五,規(guī)定承租人優(yōu)先購買權(quán)禁止轉(zhuǎn)讓和繼承原則。房屋承租人優(yōu)先購買權(quán)不得轉(zhuǎn)讓,也不得繼承；但在承租人死亡后,其優(yōu)先購買權(quán)轉(zhuǎn)移于與其生前共同居住的配偶和家屬,后者在承租人死亡后一個月內(nèi)對出租人明確表示反對參與到租賃關(guān)系中的除外。第六,明確規(guī)定房屋承租人優(yōu)先購買權(quán)無法實(shí)現(xiàn)時的救濟(jì)。房屋承租人優(yōu)先購買權(quán)受到侵害時,可以請求損害賠償,賠償范圍包括承租人搬家費(fèi)用、另行購買或者尋租房屋的損失以及因此而產(chǎn)生的交通、餐旅等費(fèi)用。
[Abstract]:The preemption right of the lessee refers to the right of the lessee to purchase the leased property under the same conditions within a certain period of time under the law . The lessee may not exercise the preemption right under the same conditions within a certain period of time under the law . The lessee ' s preemption right is a legal right , cannot be agreed to be ruled out , not transferable , shows the limitation of the exercise of the right of freedom of the owner of the house , and at the same time , the lessee shall be subject to certain restrictions in exercising the right . In the practical economic intercourse , because the owner of the house sells the house which has already been rented to the third person and disputes with the lessee or damages the lessee ' s preemption right , the current law is not perfect , which leads to the lack of the legal nature of the preemption right of the house lessee in the trial practice , thus the entity treatment of the case is different . The effect of the right of preemption of the house lessee should be determined by the registration filing system , namely , the lease contract is not registered , the effect of the preemption right is not against the goodwill , and the third person who has obtained the ownership of the house has been obtained . As to today , the system of preemption of housing tenants still has the value of its existence , which plays an important role in protecting the interests of the lessee , maintaining the real estate order , pursuing efficiency , stabilizing society , etc . , its deficiency , which should be perfected in the future legislative process and cannot be abolished . The specific improvement measures are as follows : Article 6 . If the lessor fails to fulfill the obligation of notice or otherwise violates the lessee ' s preferential right of purchase , the lessee shall exercise the priority purchase right within 1 year from the date of receipt of the notice .

【學(xué)位授予單位】：南京師范大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：D923.6

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