买卖不破租赁制度研究

发布时间：2018-06-25 08:58

本文选题：买卖不破租赁 + 租赁权　；参考：《吉林大学》2012年硕士论文

【摘要】：所谓买卖不破租赁，是指在租赁关系存续过程中，租赁物被让与或设定物权的，承租人对取得租赁物所有权或他物权的人，可主张其承租权，此即所谓对抗力。也即是指，受让人或他物权人都附有维持原有租赁的义务，而无需另订契约。买卖不破租赁的设立原因主要有两层含义：一是为了保护弱势的承租人。承租人作为租赁合同的一方，如果所有物的任意性变动便会导致其承租权的丧失，那么承租人的权利保障便无从谈起。二是为了缔约成本的经济化。如果买卖合同的签订会导致租赁合同的无效，那么租赁物的出租就会受到影响，进而会引起整个经济活动成本的增加，这也是“买卖不破租赁”为各国立法所认同的深层次原因。买卖不破租赁”在我国的民法中有很多应用，许多法律条文的制定都遵循了“买卖不破租赁”，确定它在实践运用中的法律约束力。那么“买卖不破租赁”原理之所以能够被我国法律认可，它的法律依据在哪里呢？“买卖不破租赁”又是从何而来，是怎样被流传限定下来的呢？本文试图阐述关于“买卖不破租赁”这一有些特殊又符合法理的法律制度。“买卖不破租赁”的起源应当从房屋租赁说起。房屋租赁关系是一个古老的债权关系，它有债权关系的一般的属性，如有偿、双务。但随着现代民法理论的不断发展，房屋租赁关系也有了新的变化。所谓“买卖不破租赁”最初所指的是房屋的所有权人将房屋租赁给承租人，而后又将房屋卖与他人。此时在同一个房屋上出卖人设定了租赁权后又将房屋的所有权转移给承租人以外的第三人。而现在随着民法的不断发展对于“买卖不破租赁”的内涵又增加了新的内容，现在的“买卖不破租赁”中的租赁物不仅仅指房屋，，它包括一切可以租赁的动产以及不动产。现在的民法对于“买卖不破租赁”的客体已经扩展的非常多广了。如果按照一般物权的情况来说的话，取得该物所有权的人对其权利应当是完整的，即任何人都不得影响所有权人行使其所有权。而在这，房屋因转移所有权而取得其所有权的人不能以房屋所有权转移而要求承租人解除其原有的租赁合同，也不能要求承租人在租赁期届满之前将房屋的使用权交于所有权人。这样说来，租赁关系就突破了原来债权关系的规则而变得“厉害”起来。那么是房屋租赁关系是怎样变成现在这样将所有权都“不放在眼里”的呢？先看一下“买卖不破租赁”在各国中的应用。买卖不破租赁这项法律制度是资本主义经济发展到垄断阶段的产物，是市场经济发展的要求。虽然我国1999年就制定了《中华人民共和国合同法》，但合同法中对买卖不破租赁的规定并不完善，在此情况下，2009年6月22日最高人民法院通过了《最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释》，对买卖不破租赁作出了进一步的解释，但实践中仍然存在不少争议的问题，本书结合《最高人民法院关于审理城镇房屋租赁合同纠纷案件具体应用法律若干问题的解释》，从该制度产生的理论依据、社会背景以及发展趋势上，对其进行一个宏观了解和把握，并借鉴国内外相关学者的精辟观点和审判实践经验，分别分析三方（所有人、出租人、承租人）之中每两方之间的法律关系与单纯的买卖关系、租赁关系在权利义务上有何不同；然后对买卖不破租赁制度在审判实践中存在的问题进行分析研究，并提出自己的看法和建议。具体而言，本文分为以下四部分：一、买卖不破租赁概述本部分包括三个内容，一是买卖不破租赁概述，二是国外关于买卖不破租赁制度的比较考察，三是关于我国买卖不破租赁的现行法分析。二、买卖不破租赁的构成要件从目前存在三要件说、四要件说和五要件说三种主张进行分析，最后得出我国买卖不破租赁制度的构成要件。三、我国合同法上的买卖不破租赁法律关系分析本部分包括三个内容，一是受让人和承租人之间的法律关系，二是受让人与出租人的法律关系，三是出租人与承租人的关系。四、审判实践中的疑难问题本部分包括三个内容，一是抵押不破租赁原则，二是租赁房屋让与前承租人一次预付的租金的处理，三是新的产权人和承租人就租金问题产生纠纷应的处理。
[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.
【学位授予单位】：吉林大学
【学位级别】：硕士
【学位授予年份】：2012
【分类号】：D923

【参考文献】