發(fā)布時間：2018-03-01 07:45

  本文關(guān)鍵詞： 小產(chǎn)權(quán)房 宅基地 物權(quán) 物權(quán)變動　出處：《寧波大學》2014年碩士論文　論文類型：學位論文

【摘要】：隨著社會經(jīng)濟的發(fā)展、房地產(chǎn)行業(yè)迅速發(fā)展，高漲的房價催生了小產(chǎn)權(quán)房的發(fā)展。但是，根據(jù)《土地管理法》的相關(guān)規(guī)定，小產(chǎn)權(quán)房往往不具備國家房產(chǎn)機構(gòu)頒發(fā)正式的土地使用證、房產(chǎn)證、契稅證等證件。由于產(chǎn)權(quán)的不完整性，農(nóng)村小產(chǎn)權(quán)房在市場上的交易轉(zhuǎn)讓存在很大的爭議，可以說，小產(chǎn)權(quán)房只具備了使用性質(zhì)，，而不具備普通商品房的法律性質(zhì)，對于涉及小產(chǎn)權(quán)房的案件，人民法院也就無法適用商品房買賣的法律規(guī)定來處理，也就無法保障小產(chǎn)權(quán)房購房人的權(quán)益。國土資源部雖然多次嚴厲叫停小產(chǎn)權(quán)房，但是小產(chǎn)權(quán)房憑著它低廉的價格、政策法律法規(guī)的模棱兩可而贏得了很多城里人及農(nóng)民的青睞，市場銷售依然火爆。但同時，正因為它在法律上的不確定性給小產(chǎn)權(quán)房的社會風險帶來了很大的隱患，造成了一些不良的后果，法院裁判而導致的小產(chǎn)權(quán)房物權(quán)變動與法律和政策的導向大相徑庭。部分房產(chǎn)開發(fā)商、鄉(xiāng)鎮(zhèn)集體過度追逐利益，不顧是否符合土地利用總體規(guī)劃和城鄉(xiāng)建設(shè)規(guī)劃，對農(nóng)村土地的過度開發(fā)與建設(shè)，勢必影響到我國的耕地保護制度，同時也將擾亂全國房地產(chǎn)市場的健康發(fā)展。 當今，小產(chǎn)權(quán)房占到所有住房的比例居高不下，小產(chǎn)權(quán)房牽涉了很多人的利益，如果就按法律而一刀切地否定小產(chǎn)權(quán)房，勢必會影響整個社會的穩(wěn)定，因此，如何將小產(chǎn)權(quán)房向大產(chǎn)權(quán)合理地有步驟地轉(zhuǎn)化，而不違背現(xiàn)有的法律法規(guī)，實現(xiàn)小產(chǎn)權(quán)房合法產(chǎn)權(quán)的歸屬和合法物權(quán)變動，考驗著法律工作者及政府工作者的智慧和能力，也維系著社會的安全與穩(wěn)定。而《物權(quán)法》實施后，全面肯定了公民的物權(quán)，那么對于小產(chǎn)權(quán)房的物權(quán)歸屬和變動來說，是不是也同樣受到法律的認可了呢？小產(chǎn)權(quán)房能否最終轉(zhuǎn)化成了合法的產(chǎn)權(quán)房，在產(chǎn)權(quán)歸屬明確的前提下進行合法轉(zhuǎn)讓，便是合法的物權(quán)變動呢？本文根據(jù)《土地管理法》、《物權(quán)法》等相關(guān)法律，通過對寧波、湖州等地實地調(diào)研和考察，查閱相關(guān)參考文獻和書籍，了解有相關(guān)小產(chǎn)權(quán)房糾紛案例等幾種途徑，對小產(chǎn)權(quán)房的所謂產(chǎn)權(quán)性質(zhì)即物權(quán)歸屬加以分析，并對其在市場流通、法院處置、拍賣拍得等模式下的物權(quán)變動進行闡述和研究，同時結(jié)合我國目前的土地管理規(guī)制，強調(diào)小產(chǎn)權(quán)房法律規(guī)范體系的構(gòu)建和完善的必要性，最終從相關(guān)法律制度的構(gòu)建、確定小產(chǎn)權(quán)房的合法地位及解決小產(chǎn)權(quán)房問題的操作三方面提出自己的建議和看法。
[Abstract]:With the development of society and economy, the real estate industry has developed rapidly, and the soaring house prices have given birth to the development of small property houses. However, according to the relevant provisions of the Land Management Law, Small property houses often do not have official land use certificates, house property certificates, deed tax certificates and other documents issued by state real estate agencies. Due to the imperfection of property rights, there is a great dispute over the transaction and transfer of small property right houses in rural areas on the market, which can be said to be, Houses with small property rights have only the nature of use, but they do not have the legal nature of ordinary commercial housing. For cases involving small property houses, the people's courts will not be able to apply the legal provisions on the sale of commercial housing to deal with them. The Ministry of Land and Resources has repeatedly called for the suspension of small property houses, but because of its low price and ambiguous policies, laws and regulations have won the favor of many city people and farmers. Market sales are still booming. But at the same time, it is precisely because of its legal uncertainty that it brings great hidden dangers to the social risks of small property houses, resulting in some adverse consequences. The changes in property rights of small property houses caused by court decisions are quite different from the direction of laws and policies. Some real estate developers, township collectives, are excessively pursuing interests, regardless of whether they are in line with the overall land use plan and the urban and rural construction plan. The over-development and construction of rural land will inevitably affect the cultivated land protection system in China, and will also disturb the healthy development of the real estate market in China. Nowadays, the proportion of small property houses in all housing units remains high. Small property houses involve the interests of many people. If the law is applied to negate small property houses across the board, it will inevitably affect the stability of the whole society. How to transform the small property house to the large property right in a reasonable and step-by-step manner, without violating the existing laws and regulations, and to realize the ownership of the legal property right and the change of the legal property right of the small property right house, which tests the wisdom and ability of the legal worker and the government worker, Also maintain the security and stability of society. And after the implementation of the property Law, fully affirmed the real right of citizens, so for the ownership and change of the property right of the small property right, is it also recognized by the law? Can the small property right house be transformed into the legal property right house finally, under the premise of the clear ownership of the property right to carry on the legal transfer, is the legal real right change? According to the relevant laws, such as the Land Management Law, the Real right Law, and other relevant laws, through the field investigation and investigation in Ningbo, Huzhou and other places, this paper refers to the relevant references and books, and finds out how to find out the relevant cases of small property right housing disputes, etc. This paper analyzes the so-called property right nature of the small property right house, that is, the ownership of the property right, and expounds and studies the real right change under the market circulation, court disposal, auction and so on, at the same time, combining with the current land management regulation in our country, The author emphasizes the necessity of constructing and perfecting the legal standard system of the small property right house, and finally puts forward his own suggestions and opinions from three aspects: the construction of the relevant legal system, the determination of the legal status of the small property right house and the operation of solving the problem of the small property right house.
【學位授予單位】：寧波大學
【學位級別】：碩士
【學位授予年份】：2014
【分類號】：D922.29

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