农村住宅买卖合同的效力——以“房地产权分离原则”和“房地交易一体原则”的区分为研究视角  

The Validity of Rural Residential Sales Contracts in the Perspective of the Distinction between the“Principle of Separating Housing Rights from Residential Land Rights”and the“Principle of Integration of Real Estate Transactions”

作　　者：杨述兴[1] 刘佳玲 YANG Shu-xing;LIU Jia-ling(China Agricultural University,Beijing 100083,China)

机构地区：[1]中国农业大学,北京100083

出　　处：《云南大学学报（社会科学版）》2023年第3期116-123,共8页The Journal of Yunnan University:Social Sciences Edition

摘　　要：随着近现代城市多层建筑的出现,产生了房地产权分离原则。该原则逐渐成为整个不动产领域的立法原则,其目的在于赋予多层建筑中的区分所有权人单独处分其房屋的权利。另外,考虑到房地物理属性的不可分性,在房地产交易时应坚持房地一体原则。我们应根据房地交易一体原则,而不是产权分离原则去判断农村住宅买卖合同的效力。农村住宅买卖合同的标的物,既包括农村住宅,也包括宅基地。我国法律对取得宅基地使用权的主体资格有限制性规定,如果农村住宅买受人不具备取得宅基地使用权的资格,转让宅基地使用权无效,根据房地交易一体原则,宅基地使用权转让无效会导致农村住宅买卖合同整体无效。The principle of separating housing rights from residential land rights emerged with early modern urban multi-story buildings and later has gradually become a legislative principle in the whole real estate field,which aims to give the owners in multi-story buildings the right to dispose of their apartments separately.On the other hand,considering the indivisibility of the physical properties of the premises,the principle of the integration of the premises should be adhered to in real estate transac-tions.We should judge the validity of the contract of sale and purchase of rural residences based on the principle of the integra-tion of real estate transactions rather than the principle of separating housing rights from residential land rights.The subject mat-ter of the contract of sale and purchase of rural residential property includes both rural residential property and residential land.If the buyer of the rural residence does not have the qualification to obtain the right to use the residential land,the transfer of the right to use the residential land is invalid,which,according to the principle of the integration of housing and land transactions,will lead to the invalidity of the rural residential sales contract as a whole.

关 键 词：房地产权分离 房地交易一体 农村住宅买卖合同效力 

分 类 号：D912.3[政治法律—法学]