【摘要】：近年來,房屋租賃的普遍發(fā)生隨之帶來的便是房屋租賃合同中的一系列問題,因?yàn)榉课葑赓U必然導(dǎo)致房屋租賃法律關(guān)系的大量發(fā)生,而房屋租賃法律關(guān)系的發(fā)生又會(huì)帶來一系列的矛盾的出現(xiàn),首先是出租人與承租人的矛盾,其次是承租人與次承租人的矛盾,最后是出租人與次承租人的矛盾,由此引發(fā)了出租人與承租人、次承租人的法律糾紛,并在實(shí)踐中層出不窮,司法實(shí)踐中成為比較突出的問題。在房屋出租法律關(guān)系中出租人出售租賃房屋導(dǎo)致的出租人與承租人的糾紛,承租人與房屋買受人的糾紛。對(duì)此法律構(gòu)建了買賣不破租賃法律制度和承租人優(yōu)先購(gòu)買權(quán)兩個(gè)法律制度,這兩個(gè)法律制度的構(gòu)建初步解決了房屋租賃合同法律關(guān)系中的糾紛,此外我國(guó)現(xiàn)行合同法及相關(guān)司法解釋規(guī)定了房屋租賃合同中的一些具體的規(guī)則,包括買賣不破租賃法律制度的適用條件、承租人優(yōu)先購(gòu)買權(quán)法律制度的法定要件和違法建筑租賃合同的效力問題等等,本文探討了違法建筑租賃合同是否具有效力問題,違法建筑租賃合同認(rèn)定無效后的租金返還問題,以及違法建筑租賃合同認(rèn)定無效后承租人的救濟(jì)補(bǔ)償問題等。本文認(rèn)為,買賣不破租賃原則在立法上應(yīng)該突破傳統(tǒng)的適用條件的限制,將承租人對(duì)租賃房屋的占有作為法定要件。允許在房屋租期截止前,承租人可以適用買賣不破租賃原則對(duì)抗房屋所有權(quán)的再次移轉(zhuǎn)。在承租人優(yōu)先購(gòu)買權(quán)制度中,在強(qiáng)制拍賣中允許承租人行使優(yōu)先購(gòu)買權(quán),但應(yīng)與人民法院的強(qiáng)拍行為不沖突,對(duì)出租人則應(yīng)規(guī)定在正常市場(chǎng)價(jià)格內(nèi)行使優(yōu)先購(gòu)買權(quán)。對(duì)優(yōu)先購(gòu)買權(quán)中同等條件的界定應(yīng)該在價(jià)格的基礎(chǔ)上,綜合其它因素予以確定。在承租人與按份共有人優(yōu)先購(gòu)買權(quán)的沖突中,建議嚴(yán)格區(qū)分按份共有物和共有份額,承認(rèn)承租人優(yōu)先購(gòu)買權(quán)與按份共有人優(yōu)先購(gòu)買權(quán)可以并存,立法上應(yīng)該規(guī)定優(yōu)先實(shí)現(xiàn)少數(shù)份額的按份共有人的優(yōu)先購(gòu)買權(quán)。在立法上強(qiáng)化優(yōu)先購(gòu)買權(quán)的登記和公示。對(duì)于違法建筑租賃合同的效力問題,應(yīng)采效力待定原則,在合同無效后對(duì)出租人的租金損失予以補(bǔ)償,對(duì)承租人的損失由出租人承擔(dān)締約過失責(zé)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.
【學(xué)位授予單位】：遼寧大學(xué)
【學(xué)位級(jí)別】：碩士
【學(xué)位授予年份】：2013
【分類號(hào)】：D923.6

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本文編號(hào)：2213584