民法典背景下我国优先购买权制度内涵——兼评最高人民法院实施民法典相关司法解释的修订  

The Preemptive Right under China's Civil Code

作　　者：张鹏[1] Zhang Peng

机构地区：[1]苏州大学王健法学院

出　　处：《东方法学》2022年第1期132-146,共15页Oriental Law

基　　金：国家社科项目“民法典优先购买权制度的体系性建构研究”(项目批准号:16BFX096)阶段性研究成果;江苏省区域法治发展协同创新中心资助。

摘　　要：我国新引入“共有房屋转让时按份共有人优先购买权”制度,同时,在出租人将房屋出卖给近亲属时限制了房屋承租人行使优先购买权。我国确立了出卖人将“转让条件通知优先购买权人,且不得反悔”规则,优先购买权的行使期限,一般应为“合理期限”。“出卖人与第三人自行订立的买卖合同有效”规则,具有合理性。优先购买权性质采“附强制缔约义务请求权说”和采“形成权说”,差别不大。出卖人和优先购买权人、第三人形成的双重买卖关系,都应当具有可履行性。当然,可依“物权法定”确定某些优先购买权具有对抗第三人的物权效力。出卖人侵害优先购买权所承担的“赔偿责任”性质应为“违约损害赔偿责任”。强制执行拍卖,可采用“跟价法”;一般拍卖,以适用“询价法”为宜。按照各自的共有份额比例解决数个共有人同时行使优先购买权规则,具有科学性,即便在民事强制执行中亦应当予以适用。China has introduced"the preemptive right of co-owner by fractional shares in the transfer of co-owned housing".At the same time,it restricts the exercise of preemptive right by the lessee when the lessor sells the house to the close relatives.China has established the rule that"the seller notifies the preemptive right holder of the transfer conditions and shall not go back",and the time limit for exercising the preemptive right is generally"reasonable".The rule of"validity of the sales contract concluded by the seller and the third party"is reasonable.The preemptive right adopts the theory of"right of claim with compulsory contracting obligation",and the theory of"right of formation",which have little difference.The double sale between the seller and the preemptive right holder or the third party should be performed.Some preemptive right can be determined to have the real right effect against the third party according to the"legal real right".The"liability for compensation"of the seller for infringement of preemptive right should be"liability for damages for breach of contract".Compulsory execution of auction can use"bid-ding method".In general auction,it is appropriate to apply the"inquiry method".It is reasonable to solve the issue in which several co-owners exercise preemption right at the same time accord-ing to the proportion of their shares,and it should be applied even in civil enforcement.

关 键 词：房屋承租人 按份共有人 共有房屋转让时按份共有人 近亲属 优先购买权 房屋买卖 

分 类 号：DF52[政治法律—民商法学]