房屋租赁合同争议问题研究
发布时间：2018-08-30 16:05
【摘要】：近年来,房屋租赁的普遍发生随之带来的便是房屋租赁合同中的一系列问题,因为房屋租赁必然导致房屋租赁法律关系的大量发生,而房屋租赁法律关系的发生又会带来一系列的矛盾的出现,首先是出租人与承租人的矛盾,其次是承租人与次承租人的矛盾,最后是出租人与次承租人的矛盾,由此引发了出租人与承租人、次承租人的法律纠纷,并在实践中层出不穷,司法实践中成为比较突出的问题。在房屋出租法律关系中出租人出售租赁房屋导致的出租人与承租人的纠纷,承租人与房屋买受人的纠纷。对此法律构建了买卖不破租赁法律制度和承租人优先购买权两个法律制度,这两个法律制度的构建初步解决了房屋租赁合同法律关系中的纠纷,此外我国现行合同法及相关司法解释规定了房屋租赁合同中的一些具体的规则,包括买卖不破租赁法律制度的适用条件、承租人优先购买权法律制度的法定要件和违法建筑租赁合同的效力问题等等,本文探讨了违法建筑租赁合同是否具有效力问题,违法建筑租赁合同认定无效后的租金返还问题,以及违法建筑租赁合同认定无效后承租人的救济补偿问题等。本文认为,买卖不破租赁原则在立法上应该突破传统的适用条件的限制,将承租人对租赁房屋的占有作为法定要件。允许在房屋租期截止前,承租人可以适用买卖不破租赁原则对抗房屋所有权的再次移转。在承租人优先购买权制度中,在强制拍卖中允许承租人行使优先购买权,但应与人民法院的强拍行为不冲突,对出租人则应规定在正常市场价格内行使优先购买权。对优先购买权中同等条件的界定应该在价格的基础上,综合其它因素予以确定。在承租人与按份共有人优先购买权的冲突中,建议严格区分按份共有物和共有份额,承认承租人优先购买权与按份共有人优先购买权可以并存,立法上应该规定优先实现少数份额的按份共有人的优先购买权。在立法上强化优先购买权的登记和公示。对于违法建筑租赁合同的效力问题,应采效力待定原则,在合同无效后对出租人的租金损失予以补偿,对承租人的损失由出租人承担缔约过失责任。
[Abstract]:In recent years, the widespread occurrence of housing leasing has brought about a series of problems in the housing lease contract, because the housing lease will inevitably lead to a large number of legal relations of housing lease. The occurrence of the legal relationship of house lease will bring about a series of contradictions, first, the contradiction between the lessor and the lessee, secondly, the contradiction between the lessee and the sub-lessee, and finally, the contradiction between the lessor and the sub-lessee. Therefore, the legal disputes between lessor and lessee and sub-lessee appear in practice and become more prominent in judicial practice. The dispute between the lessor and the lessee and the dispute between the lessee and the buyer in the legal relationship between the lessor and the tenant. To this law, the legal system of buying and selling the lease and the lessee's preemptive right have been constructed. The construction of these two legal systems has solved the disputes in the legal relationship of the house lease contract. In addition, China's current contract law and related judicial interpretations stipulate some specific rules in the housing lease contract, including the applicable conditions of the legal system of sale and purchase of the lease. The legal requirements of the legal system of the lessee's preemption right and the validity of the illegal construction lease contract are discussed in this paper. This paper discusses whether the illegal construction lease contract is effective or not, and how to return the rent after the illegal construction lease contract is deemed invalid. As well as illegal construction lease contract after the validity of the lessee relief compensation and so on. This paper holds that the principle of unbreakable lease should break through the limitation of traditional applicable conditions and take the tenant's occupation of the leased house as the legal requirement. Prior to the expiration of the lease, the lessee may apply the principle of unbreakable lease to counteract the transfer of ownership of the house. In the system of lessee's preemptive right, the lessee is allowed to exercise the preemptive right in the compulsory auction, but it should not conflict with the people's court's preemption, and the lessor should be stipulated to exercise the preemptive right within the normal market price. The definition of equal conditions in preemptive right should be determined on the basis of price and other factors. In the conflict of the preemptive right between the lessee and the co-owner, it is suggested that a strict distinction should be made between the preemptive ownership and the co-ownership share, and that the lessee's preemptive right and the para-owner 's preemptive right may coexist. Legislation should stipulate the preemptive right of the parcels to achieve a minority share. Strengthen the registration and publicity of preemptive right in legislation. As to the validity of the illegal construction lease contract, the principle of validity to be determined should be adopted, the lessor's rent loss should be compensated after the contract is invalid, and the lessor's fault in the contract should be borne by the lessor.
【学位授予单位】：辽宁大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6
本文编号：2213584
[Abstract]:In recent years, the widespread occurrence of housing leasing has brought about a series of problems in the housing lease contract, because the housing lease will inevitably lead to a large number of legal relations of housing lease. The occurrence of the legal relationship of house lease will bring about a series of contradictions, first, the contradiction between the lessor and the lessee, secondly, the contradiction between the lessee and the sub-lessee, and finally, the contradiction between the lessor and the sub-lessee. Therefore, the legal disputes between lessor and lessee and sub-lessee appear in practice and become more prominent in judicial practice. The dispute between the lessor and the lessee and the dispute between the lessee and the buyer in the legal relationship between the lessor and the tenant. To this law, the legal system of buying and selling the lease and the lessee's preemptive right have been constructed. The construction of these two legal systems has solved the disputes in the legal relationship of the house lease contract. In addition, China's current contract law and related judicial interpretations stipulate some specific rules in the housing lease contract, including the applicable conditions of the legal system of sale and purchase of the lease. The legal requirements of the legal system of the lessee's preemption right and the validity of the illegal construction lease contract are discussed in this paper. This paper discusses whether the illegal construction lease contract is effective or not, and how to return the rent after the illegal construction lease contract is deemed invalid. As well as illegal construction lease contract after the validity of the lessee relief compensation and so on. This paper holds that the principle of unbreakable lease should break through the limitation of traditional applicable conditions and take the tenant's occupation of the leased house as the legal requirement. Prior to the expiration of the lease, the lessee may apply the principle of unbreakable lease to counteract the transfer of ownership of the house. In the system of lessee's preemptive right, the lessee is allowed to exercise the preemptive right in the compulsory auction, but it should not conflict with the people's court's preemption, and the lessor should be stipulated to exercise the preemptive right within the normal market price. The definition of equal conditions in preemptive right should be determined on the basis of price and other factors. In the conflict of the preemptive right between the lessee and the co-owner, it is suggested that a strict distinction should be made between the preemptive ownership and the co-ownership share, and that the lessee's preemptive right and the para-owner 's preemptive right may coexist. Legislation should stipulate the preemptive right of the parcels to achieve a minority share. Strengthen the registration and publicity of preemptive right in legislation. As to the validity of the illegal construction lease contract, the principle of validity to be determined should be adopted, the lessor's rent loss should be compensated after the contract is invalid, and the lessor's fault in the contract should be borne by the lessor.
【学位授予单位】：辽宁大学
【学位级别】：硕士
【学位授予年份】：2013
【分类号】：D923.6
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