【摘要】：在市場(chǎng)經(jīng)濟(jì)發(fā)展的進(jìn)程中,房屋租賃作為日常生活中日益增多的社會(huì)行為,其發(fā)展態(tài)勢(shì)越來(lái)越復(fù)雜,從法律層面上來(lái)講,也成為越發(fā)重要的一種民事法律關(guān)系。在這個(gè)過(guò)程中,新的問(wèn)題不斷發(fā)生,由此產(chǎn)生的有關(guān)優(yōu)先承租權(quán)的糾紛也呈現(xiàn)出增多的態(tài)勢(shì),法學(xué)界對(duì)之也有眾多探討。本文中所提及的優(yōu)先承租權(quán)僅狹義地指房屋優(yōu)先承租權(quán),本文嘗試從保護(hù)處于弱勢(shì)地位的承租人利益的角度出發(fā),綜合考量出租人與承租人雙方利益,以此對(duì)房屋優(yōu)先承租權(quán)的法律問(wèn)題作出一些探析。以下是本文對(duì)于房屋優(yōu)先承租權(quán)法律問(wèn)題分為幾個(gè)部分所做的論述:第一部分介紹了優(yōu)先承租權(quán)的基本理論。理解優(yōu)先承租權(quán)首先應(yīng)從民事優(yōu)先權(quán)著手,本文從學(xué)界對(duì)民事優(yōu)先權(quán)的概念理解上的幾種不同觀點(diǎn)引出其基本定義,進(jìn)而對(duì)民事優(yōu)先權(quán)進(jìn)行分類。對(duì)民事優(yōu)先權(quán)分類的探究使本文討論的優(yōu)先承租權(quán)概念、性質(zhì)等問(wèn)題具備一定的基礎(chǔ)。本文所要討論的優(yōu)先承租權(quán)限定在當(dāng)事人房屋租賃關(guān)系中的優(yōu)先承租問(wèn)題,而并不涉及動(dòng)產(chǎn)租賃范疇,同時(shí),這種房屋租賃包括居住型用房的租賃和經(jīng)營(yíng)性用房的租賃。對(duì)本文所要討論的優(yōu)先承租權(quán)法律問(wèn)題有了較為明確的界定后,對(duì)其概念進(jìn)行了一定比較和明確。實(shí)踐中,由于優(yōu)先承租權(quán)并沒(méi)有為法律所直接規(guī)定,所以在案件審理時(shí)沒(méi)有統(tǒng)一的標(biāo)準(zhǔn),法院的判決也各有不同。本文第二部分舉出優(yōu)先承租權(quán)糾紛的相關(guān)案例,有些法院在司法實(shí)踐中支持承租人的優(yōu)先承租權(quán),但在法律上的空白導(dǎo)致承租人的利益仍無(wú)法得到有效保障,由此提出目前爭(zhēng)議的焦點(diǎn):優(yōu)先承租權(quán)是否有給予保護(hù)的必要性?優(yōu)先承租權(quán)的性質(zhì)是什么?優(yōu)先承租權(quán)應(yīng)如何實(shí)現(xiàn)?這些問(wèn)題也是本文探究的主要內(nèi)容。第三部分主要介紹了法國(guó)商事租賃續(xù)展權(quán)制度。由于戰(zhàn)爭(zhēng)的破壞,法國(guó)為了保護(hù)承租人的權(quán)益,出現(xiàn)了商事租賃續(xù)展權(quán),經(jīng)過(guò)不斷地實(shí)踐和總結(jié),逐漸建立了商事租賃制度。由于法國(guó)有關(guān)優(yōu)先承租權(quán)的立法較為成熟,此部分對(duì)法國(guó)商事租賃續(xù)展權(quán)產(chǎn)生背景、適用范圍及條件、行使及限制做了一定的介紹,這對(duì)我國(guó)建立相應(yīng)的房屋優(yōu)先承租權(quán)制度有一定借鑒作用。對(duì)于后文就優(yōu)先承租權(quán)從幾個(gè)方面進(jìn)行評(píng)價(jià)有一定參考意義。有了以上三個(gè)部分的論述作為基礎(chǔ),本文第四部分從優(yōu)先承租權(quán)的法律性質(zhì)、特征、對(duì)“同等條件”的理解、與優(yōu)先購(gòu)買(mǎi)權(quán)的比較入手,對(duì)優(yōu)先承租權(quán)進(jìn)行了一定的評(píng)價(jià),從而對(duì)其有更為全面和深入的理解和剖析,最終提出我國(guó)房屋優(yōu)先承租權(quán)制度應(yīng)如何構(gòu)建。有關(guān)優(yōu)先承租權(quán)的地方性法規(guī)已經(jīng)在上海、浙江、鄭州、新疆、廈門(mén)、武漢等地出現(xiàn),但仍未被法律及行政法規(guī)確認(rèn)。所以,本文第五部分從優(yōu)先承租權(quán)立法保護(hù)的必要性、權(quán)利保護(hù)范圍、行使條件、優(yōu)先承租權(quán)發(fā)生沖突時(shí)的解決途徑、排除優(yōu)先承租權(quán)行使的正當(dāng)理由、優(yōu)先承租權(quán)受侵害時(shí)的救濟(jì)途徑等方面就我國(guó)房屋優(yōu)先承租權(quán)制度的建立提出了一些構(gòu)想。受我國(guó)經(jīng)濟(jì)發(fā)展的限制,對(duì)承租人優(yōu)先承租權(quán)的保護(hù)較為欠缺,需要不斷地在實(shí)踐中總結(jié)、借鑒其他國(guó)家的成功實(shí)踐經(jīng)驗(yàn),并通過(guò)法律規(guī)制的方式將相關(guān)制度確立下來(lái)。本文通過(guò)以上五個(gè)部分的論述和探討,以期學(xué)界及立法部門(mén)引起重視,及時(shí)彌補(bǔ)法律空缺、有效保障弱勢(shì)群體利益、穩(wěn)定社會(huì)經(jīng)濟(jì)秩序。
[Abstract]:In the process of market economy development, house leasing as an increasing social behavior in daily life, its development situation is more and more complex, from the legal level, it also becomes more and more important civil juristic relation. In this process, the new problem continues to occur, and the disputes arising therefrom also show an increasing trend, and there are numerous probes into it in the law field. In this paper, the priority right of the lessee refers only to the right of priority of the house. In this paper, the author tries to take into consideration the interests of the lessor and the lessee from the viewpoint of protecting the interests of the lessee in the weak position, so as to make some analysis on the legal problem of the right of priority to the house. The following is a discussion about the legal problem of the right of priority to housing in the first part: the first part introduces the basic theory of the right of priority. Understanding the priority right of priority should begin with the civil priority, this article draws its basic definition from several different points of view of the concept understanding of civil priority from the academic circles, and then classifies the civil priority. The inquiry into the classification of civil priority has a certain base on the concept, property and so on of the priority right of priority. The priority right of lease discussed in this paper defines the priority lease problem in the relationship between the parties' house lease, and does not involve the property leasing category, meanwhile, this kind of house lease includes the lease of the residential house and the lease of the operating room. After a clearer definition of the legal issues of priority rights law to be discussed in this paper, the concept of the priority rights law is comparatively and clearly defined. In practice, since the right to priority is not directly regulated by law, there is no uniform standard in the case of the case, and the court's decisions vary. In the second part of this paper, there are some cases of priority disputes, some courts support the lessee's priority right in the judicial practice, but in the legal gap, the lessee's interests can still not be guaranteed effectively, thus putting forward the focus of the present dispute: Is priority given to the need for protection? What is the nature of the priority right? How should priority be achieved? These questions are also the main contents of this paper. The third part mainly introduces the French commercial lease renewal right system. In order to protect the rights and interests of the lessee, France has developed the right to renew the commercial lease in order to protect the rights and interests of the lessee, and has gradually established the commercial leasing system through continuous practice and summary. Due to the maturity of France's legislation about priority rights, this part gives a certain introduction to the background, scope and condition, exercise and restriction of French commercial lease renewal right, which has a certain reference for the establishment of the corresponding system of housing priority right. There is a certain reference to the evaluation of the right of priority in the following text from several aspects. On the basis of the discussion of the above three parts, the fourth part of this paper begins with the legal nature, character, understanding of the 鈥渦nder the same conditions鈥，

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