住宅小区地下停车场所有权归属问题研究

发布时间：2018-03-24 23:19

本文选题：地下停车场　切入点：开发商所有规则　出处：《内蒙古大学》2017年硕士论文

【摘要】：住宅小区地下停车场的所有权归属纠纷近年来有不断上升的趋势,虽然《物权法》第74条就住宅小区车库、车位的权属问题进行了规定,明确了小区车位及车库的集中归属层次和效力,但这种原则性的规定无论是法理角度还是实务层面都存在一定缺陷。第一款中关于"首先满足业主需要"的这一规定太过于宽泛与原则,容易产生认识上的歧义,也缺乏可操作性,司法实践中会给当事人和法官带来理解上的困惑。第二款从所有权移转的方式上规定了小区内车库归属可以由当事人约定,但是却没有细化的规定约定不明或没有约定情况下的归属。当前,司法实践中纠纷主体主要是房地产开发商、物业管理公司和商品房住宅小区业主三类,具体纠纷则集中在停车位的买卖、使用、收费等问题上,产生了一系列亟待解决的问题。因此,《物权法》第74条,在司法实践和实际操作中,存在理解上容易产生歧义、操作性不强等问题。本文采取规范分析法、归纳分析法和案例分析法的研究方法,结合地下停车场不同归属纠纷的案例,运用地下建设用地使用权、空间权等理论,阐述住宅小区地下停车场的所有权归属的三种不同规则。首先,结合实践案例分析总结地下停车位的所有权归属开发商所有的一般性规则的前提条件和基本条件。前提条件有二:一是开发商取得土地地下空间有利用权;二是纳入项目建设规划并经国土、房产等相关部门的同意。基本条件也有二:一是开发商在符合上述前提条件下投资兴建地下停车场;二是能够证明其建设成本未分摊给业主。其次,结合实践案例分析总结地下停车位的所有权归属业主共有的特殊规则及其认定问题,特殊规则的理由包括地下车库的建设成本已经均摊到房价中和地下车库作为建筑物的附属设施两个方面。最后,对我国一种特殊情形----具有人防功能的地下停车场所有权归属的特殊规则进行分析,结合司法实践案例总结具有人防功能的地下停车场在和平年代本着"物尽其用"和"谁投资、谁拥有"的原则,使用、管理和收益权等部分所有权归开发商所有的规则。
[Abstract]:The ownership dispute of underground parking lot in residential area has been increasing in recent years, although Article 74 of the Real right Law provides for the ownership of garage and parking space in residential area. The level and effectiveness of centralized ownership of parking spaces and garages in residential areas are clarified. However, there are some defects in this kind of principled stipulation, whether from the angle of legal theory or from the practical level. The first paragraph about "first meeting the needs of the owner" is too broad and principled, and it is easy to give rise to ambiguity of understanding. Also lack of maneuverability, judicial practice will bring the parties and judges understanding confusion. The second paragraph from the way ownership transfer provides that the ownership of the garage can be agreed by the parties. At present, in judicial practice, the main subjects of disputes are mainly real estate developers, property management companies and owners of commercial housing estates. The specific disputes focus on the purchase and sale of parking spaces, the use of parking spaces, fees and other issues, resulting in a series of problems to be solved. Therefore, in the judicial practice and practical operation, it is easy to produce ambiguity in the interpretation of Article 74 of the Real Rights Law. This paper adopts the methods of normative analysis, inductive analysis and case analysis, combined with the cases of different ownership disputes in underground parking lot, and applies the theories of the right to use the land for underground construction, the right of space, and so on. This paper expounds three different rules of ownership of underground parking lot in residential area. Combined with practical case analysis, the author summarizes the premises and basic conditions of the general rules of ownership of underground parking spaces owned by developers. The preconditions are as follows: first, developers have the right to use the land underground space; The second is to be included in the project construction plan and approved by the land, real estate and other relevant departments. There are also two basic conditions: first, developers in accordance with the above preconditions to invest in the construction of underground parking; Second, it can prove that the construction cost has not been apportioned to the owner. Secondly, combined with the practical case analysis, it summarizes the special rules of ownership ownership of underground parking space and its determination. The reasons for the special rules include that the construction cost of the underground garage has been evenly shared between the house price and the underground garage as an accessory to the building. Finally, An analysis is made of a special situation in our country-the special rules for the ownership of underground parking lots with civil air defense functions, Combined with judicial practice, the underground parking lot with civil air defense function in peacetime is based on the principle of "making the best use of things" and "who invests, who owns". The rules of partial ownership of use, management and profit right belong to the developer.
【学位授予单位】：内蒙古大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：D923.2

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