关于房屋承租人优先购买权的行使.pdf

论房屋承租人优先购买权的行使摘要房屋承租人优先购买权制度自诞生以来一直备受争议,要么基于该制度失去其赖以生存的功能和价值,要么基于法律对该制度相关的运行规则规定模糊零散导致实践操作困难。本文在分析房屋承租人优先购买权制度现实存在的意义基础上,从行使的前提条件、行使的主体、行使的期限以及行使的法律后果等方面深层探讨房屋承租人优先购买权制度的相关运行规则,以期对房屋承租人优先购买权制度提出相应的完善措旌,保障交易安全,维护当事人合法利益。本文分为五个部分。第一部分介绍了国外唯一规定房屋承租人优先购买权制度的《德国民法典》中相关内容以及国内关于该制度的立法进程。并从稳定与效益的价值基础依然存在、公共利益的需要、促进商业功能兴勃、买卖不破租赁尚不足以保护承租人利益四个方面分析了该制度的价值功能与存在意义。第二部分明确了行使该制度的四个前提条件:当事人之间存在合法有效租赁关系、未约定排除优先购买权适用、出租人以买卖形式转移房屋所有权以及承租人必须以同等条件购买。第三部分对房屋承租人优先购买权制度的行使主体作出了探讨:将承租人限定为定期承租人; 分析了转租情况下优先购买权最终享有者;主张赋予特殊关系人以优先购买权;最后在将局部承租区分为一屋N房与一栋N屋两种情形基础之上, 分别探讨出租人在单独出卖或整体出卖前提下,优先购买权行使的相关问题,以及同时存在数个权幂|;}人时权秘的冲突及解决。第四部分主要论述了房屋承租人优先购买权的行使期限,在肯定履行通知义务情形下,权利行使期限为15天规定的同时,探讨未履行通知义务情形下,优先购买权的行使期限为1年。第五部分将房屋承租人优先购买权的法律效力与是否公示紧密联系起来,并结合国情确定公示途径为对租赁合同进行登记;在此基础上,区分是否完成公示手续两种情形来分析行使权利的相关法律后果。关键词:房屋承租人优先购买权行使 The Implementation of thePre—emptive Right of Tenant Abstract There isalways ahuge controversy over thepre—emptive right of tenant from itsbirth tonow,or based on thesystem haslose itssurvival functionand value,or based onthe relatedlaw about itsoperation rulesis toofuzzy scattered topractice orderto Perfectitssystem,maintain thelegal rights ofthe lesseeandpromote security deal,this thesisanalysis themeaning of existence right oftenant,from thepremise condition,the subject,the timeand thelegalconsequences oftheimplementation fourparts to discussitsrelatedoperation rules. This posed offiveparts: The firstpart introduces the relatedimformation ofGerman civilcodeand thesystem ofdomestic about thelegislative the value function right oftenant from four reasons which including stability andefficiency ofthe valuefoundation stillexists,the needs ofthepublicinterest, promote mercial function,and theoriginalsystem isinsufficient to protect the lesseeinterests. The second partmainlywriting aboutfourprerequisites:existing legal and validleaserelationship;have no agreement thesystem isruledout;the lessor transferstheownership ofthehouse inp