住宅建设用地使用权“自动续期”研究

发布时间：2017-12-27 17:39

本文关键词：住宅建设用地使用权“自动续期”研究　出处：《上海社会科学院》2017年硕士论文　论文类型：学位论文

【摘要】：2007年我国《物权法》颁布并施行,通过"住宅"与"非住宅"二分的立法例首次提出了"住宅建设用地使用权"概念,体现了《物权法》保障国民住宅权的立法意愿。同时,《物权法》第一百四十九条第一款规定:"住宅建设用地使用权期间届满的,自动续期",但对"自动续期"的具体细则留下了立法空白。本文即围绕"自动续期"条款进行适用条件、法条解释及制度设计的解读。首先从土地使用权及其续期问题的立法及政策变迁着手,通过不同时期我国法律法规及国家政策对土地使用权的规定总结出历史发展的脉络。同时,本文运用比较法研究的方法将住宅建设用地使用权与域外的相关土地权利期限制度如地上权、批租制等制度进行比较,以期对我国住宅建设用地使用权续期模式有所借鉴。本文还就住宅建设用地使用权"需要续期"进行了合理性论证,从我国土地公有制制度、用益物权的定限性以及我国房屋寿命的实际情况三方面进行论证。同时也指出了目前存在的现实困境,住宅建设用地使用权需要续期,导致了使用权限缩水、以房养老困境、房地产税课征受限、民心不稳等问题的加剧出现。本文再梳理了 "自动续期"条款与《城市房地产管理法》等其他法律法规的法律位阶与适用关系,得出《物权法》"自动续期"条款在住宅建设用地使用权续期问题上应排他性优先适用的结论,为本文确立了讨论前提。同时本文尝试以法律解释学的多种方法解释"自动续期"条款的法律含义,得出自动续期不需申请,但可能要求收费的结论。本文的最后一章从物权行为的变动模式中出发,分别探讨了法律行为和事实行为概念下"自动续期"的不同模式,并比较分析了两种模式的优劣,最终得出结论,即住宅建设用地使用权的"自动续期"应当适用事实行为模式。在事实行为模式下再探讨了自动续期的具体规则,提出:"自动续期"应当实行阶梯式可选择型收费制度,如果不缴费也不能妨碍居住的权利,但可以通过限制交易等方式加以惩治;续期次数和期限以1次为宜,70年为限;应当视物权是否变动而采取有限的登记生效主义;房屋所有权人明确表示放弃续期的,可以通过与土地所有权人协商一致的方式由政府以合理价格获得住宅所有权;"自动续期"的规范性表达应当通过物权法用益物权篇编入《民法典》,《土地管理法》也应作出相应修改。住宅建设用地使用权自动续期制度设立的原则是保障居者有其屋,最终目的是实现各方利益平衡,促进社会的有序稳定发展。
[Abstract]:In 2007, the property law of China was promulgated and implemented. Through the legislation of two points of "housing" and "non housing", the concept of "the right to use residential land for construction" was put forward for the first time, reflecting the legislative intent of the property law to guarantee the right to residential housing. At the same time, the first paragraph of the 149th article of the property law stipulates: "when the term of housing construction land is expired, it is automatically renewed", but there is a legislative blank for the specific rules of "automatic renewal". This article is the interpretation of the applicable conditions, the interpretation of the law and the design of the system around the "automatic renewal" clause. First of all, from the legislation and policy change of the right to use land and its renewal, we summed up the historical context of development through the provisions of the right to use land in different periods of China's laws and regulations. At the same time, this paper compares the right to use the residential construction land with the related system of land related rights such as the right of land and the system of batch rent by comparing the method of research, so as to draw lessons from the renewal mode of the right to use the housing construction land in China. This paper also makes a reasonable demonstration on the "renewal of demand" for the right to use the housing construction land, and demonstrates it from three aspects: the system of public ownership of land, the limitation of usufructuary right and the actual situation of housing life in China. At the same time also points out the problems existing at present, residential construction land use rights need renewal leads to access to shrink, dilemma, the housing endowment real estate tax problem is limited, morale instability intensifies. This article reviews the other laws and regulations of the automatic renewal "clause with" City real estate management law "and other legal order and applicable relationship, that the" property law "automatic renewal provisions in the residential construction land use rights issues should be the priority for renewal of exclusive conclusion, established the premise for this discussion. At the same time, this paper tries to explain the legal meaning of the term "automatic renewal" by using various methods of legal hermeneutics, and concludes that it is not necessary to apply for automatic renewal, but may charge for it. The last chapter of this paper from the pattern of property right change behavior of respectively discusses the legal act and factual behavior under the concept of "automatic renewal" in different modes, and comparative analysis of two kinds of models, finally draws the conclusion, namely residential construction land use rights "should be applied in the automatic renewal" behavior pattern. In fact the behavior mode of specific rules, the automatic renewal: put forward the automatic renewal shall be implemented stepwise selective charging system, if you do not pay can not hinder the right of residence, but can be through the way of punishing trade restrictions; the renewal number and duration of 1 times better, 70 years; property changes should be considered whether to take limited registration; the house owner expressly waived renewal, by consensus and the owner of the land by the government at a reasonable price for housing ownership; "normative automatic renewal" should be expressed by property law usufructuary right into the discourse of "civil law", "land management law" should also be modified accordingly. The principle of automatic renewal of housing construction land use right is to protect housing ownership. The ultimate goal is to balance the interests of all parties and promote orderly and stable development of society.
【学位授予单位】：上海社会科学院
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：D923.2

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