【摘要】：買賣是社會生活中最普遍、最基本的交易形式。房屋買賣是以房地產(chǎn)為標(biāo)的物的買賣行為，實踐中，，房屋買賣糾紛時有發(fā)生，尤其在一房多賣的情形下，對于物權(quán)變動模式的選擇、多重房屋買賣合同的效力、多重房屋買賣合同履行等問題在司法實踐中存在較大分歧。本文對上述問題進(jìn)行了系統(tǒng)的梳理與思考，并通過法理論證提出了一些法律建議。 本文第一章首先對多重房屋買賣合同的含義進(jìn)行了探討。本文所指的多重房屋買賣合同是指出賣人與先買受人簽訂了以房屋為標(biāo)的物的買賣合同后，在先買受人取得房屋完整所有權(quán)之前，出賣人又就同一房屋為標(biāo)的與后買受人簽訂買賣合同。這種一房多賣現(xiàn)象的出現(xiàn)，多數(shù)是由于房屋出賣人為了追逐經(jīng)濟(jì)利益而為之。此外，從法律層面來分析，債權(quán)的平等性是多重房屋買賣發(fā)生的基礎(chǔ)，債權(quán)發(fā)生與物權(quán)變動的時間差是多重房屋買賣發(fā)生的時間條件。除非債權(quán)發(fā)生與物權(quán)變動能同時完成，否則多重房屋買賣就能成立。 本文第二章對多重房屋買賣合同效力判定的法律依據(jù)進(jìn)行了梳理，并分析了三種物權(quán)變動模式對多重買賣合同情形下房屋所有權(quán)歸屬的影響。多重房屋買賣合同效力的認(rèn)定，只要出賣人與前后各買受人訂立的房屋買賣合同，分別滿足合同有效的各項要件，不違反法律的強(qiáng)行性規(guī)定或社會公共利益，就可以認(rèn)定各房屋買賣合同均是有效合同，并且各房屋買賣合同效力平等，不存在前合同效力優(yōu)先于后合同。另外，房屋買賣合同是否進(jìn)行登記，房屋所有權(quán)是否發(fā)生變動都不會影響房屋買賣合同的效力。 本文第三章通過對四種情形的類型化分析得知出賣人與買受人進(jìn)行交付或預(yù)告登記會產(chǎn)生不同的法律效果。在多重房屋買賣合同均有效的情況下應(yīng)優(yōu)先保障已預(yù)告登記的買受人的權(quán)利，其次是保障已受領(lǐng)交付而占有房屋的買受人的權(quán)利。最后，筆者對“出賣人自主選擇說”、“先行支付價款說”、“合同成立在先說”、“買受人先請求說”以及“占有優(yōu)先保護(hù)說”進(jìn)行了法理論證，并在收集整理我國最高人民法院的司法解釋、地區(qū)高級人民法院的指導(dǎo)意見以及學(xué)者觀點的基礎(chǔ)上，對處理同一房屋多重買賣糾紛的各買受人權(quán)利保護(hù)的順位、買受人得請求房屋所有權(quán)轉(zhuǎn)移的登記、其他買受人的利益保護(hù)及違約責(zé)任的具體適用問題上提出了一些法律建議。
[Abstract]:Trading is the most common and basic form of trading in social life. Housing sale is an act of buying and selling with real estate as the subject matter. In practice, the disputes of house sale occur from time to time, especially in the case of one house selling more, for the choice of the mode of real right change, the effectiveness of the multiple house sale contract. There are great differences in the judicial practice about the fulfillment of multiple house sales contracts. This paper systematically combs and ponders the above problems, and puts forward some legal suggestions through legal argumentation. The first chapter of this paper discusses the meaning of multiple house sale contract. In this paper, the multiple house sale contract means that after the seller and the first buyer sign the contract of buying and selling the house as the subject matter, before the first buyer obtains the complete ownership of the house, The seller on the same housing as the target and the buyer signed a contract of sale. This one-house oversold phenomenon, mostly because of housing sellers in pursuit of economic interests and do it. In addition, from the legal level, the equality of creditor's rights is the basis of multiple housing transactions, and the time difference between the occurrence of creditor's rights and the change of real rights is the time condition of multiple housing transactions. Unless claims occur and property changes can be completed at the same time, multiple housing transactions can be established. The second chapter combs the legal basis of the validity judgment of the multiple house sale contract, and analyzes the influence of three kinds of real right change mode on the ownership of the house under the situation of the multiple purchase and sale contract. As long as the seller and each buyer conclude a contract for the sale of a house, the validity of the contract shall be satisfied respectively, without violating the compulsory provisions of the law or the public interest of the society, so long as the validity of the contract is confirmed. It can be concluded that all housing purchase and sale contracts are valid contracts, and each house sale contract has equal effect, and no pre-existing contract has priority over post-contract. In addition, whether the house sale contract is registered, whether the house ownership changes will not affect the validity of the house sale contract. The third chapter shows that the seller and the buyer can produce different legal effects through the typology analysis of the four cases. In the case of multiple housing sales contracts are valid, priority should be given to the rights of the buyers who have been registered in advance, followed by the rights of the buyers who have received the delivery and occupied the houses. Finally, the author makes a legal argument on "the seller's independent choice", "the advance payment price", "the contract established in the first place", "the buyer's request first" and "the possession priority protection theory". And on the basis of collecting and sorting out the judicial interpretations of the Supreme people's Court of our country, the guiding opinions of the regional higher people's courts and the views of scholars, the order of protection of the rights of buyers who deal with the multiple sale disputes of the same house is ranked. The buyer may request the registration of the house ownership transfer, and some legal suggestions are put forward on the protection of the interests of the other buyers and the application of the liability for breach of contract.
【學(xué)位授予單位】：華東政法大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2014
【分類號】：D923.6

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