论房屋实际承租人优先购买权的法律保护  

The Legal Protection of the Preemption Right of House's Actual Tenant

作　　者：吴舟[1] 杨洁[1] 

机构地区：[1]广西大学法学院,南宁530004

出　　处：《黑龙江省政法管理干部学院学报》2011年第6期68-70,共3页Journal of Heilongjiang Administrative Cadre College of Politics and Law

摘　　要：我国《合同法》及相关司法解释对房屋承租人的优先购买权给予保护已有较为明确的规定。但对转租后优先购买权如何行使的问题未作规定,导致理论的争议和司法实践中的混乱。在承租人将房屋的各个部分转让给多个次承租人以及承租人自己使用部分房屋、又将剩余的部分房屋出租给次承租人的情形下,房屋结构便于分割使用且可以进行房屋产权登记的,各个实际承租人均享自己承租部分的优先购买权,若房屋结构不便于分割使用或出租人整体出售房屋时,则由各实际承租人对该房屋的整体进行协商或者竞价购买,此时为了保护房屋所有人的利益,需以房屋所有人与第三人的成交价(即"同等条件")的价格为竞价基点。In China,the Law of Contract and the related judicial interpretations have clear indications on protecting the preemption right of house' s lessee,but did not provide the instruction on exercising the preemption right after sublease,thus result in the theoretical disagreement and confusion in judicial practice.The object of notice obligation should be the lessor of leasing contract but not the lessee of subleasing contract,and the subject of notifying should be the real lessee.In the case of the lessee subleasing different parts of the building to several sub-lessees,or the lessee occupying partial building and subleasing the rest part of the building to sub-lessee,if the building could be separated into independent parts,exploited separately and registered for the property right,then every real lessees owns the first refusal to purchase the part of the building he/she rented;if the building can not be separated into independent parts and exploited separately,or the lessor sell the building as a whole,then all real lessees should negotiate or bid on the entire building.However,for protecting the interest of the property owner,the bidding should take the purchasing price of the third party as the bidding basis point.

关 键 词：承租人 次承租人 优先购买权 实际承租人 

分 类 号：DF03[政治法律—法学理论]