建筑物区分所有之共有权论——以区分所有屋顶、外墙为中心

On the Joint Ownership of the Buildings of the Residence Community:Focusing on the Roof and Outer-wall of the Building

处分权受一定限制的按份共有是区分所有共有所有权的性质。区分所有共有权人得依其共有持份对共有部分行使使用收益、管理处分的权利。区分所有权人可直接行使该所有权,也可通过一定方式设定专用使用权由特定的区分所有权人或特定第三人行使该项所有权的部分权能。共有权之专用使用权的性质应当视情况而定,专用使用权人一般不享有成员权,但应赋予其成员权以外的特别权利,以保障其利益。屋顶、外墙等的专用使用权不得对抗同一标的物上存在的具有相同内容的他物权。

It is the nature of the condominium ownership that the right of disposition is limited by sharing with the joint ownership. The obligee of the condominium ownership may exercise the rights of use, proceeds, management and disposition based on his/her shares. Those rights may be exercised directly by the obligee or the attribution of exclusive use right to certain oblige of condominium ownership or certain third person. The nature of the exclusive use right depends on the specific circumstances. The obligee of the exclusive use right usually should be granted the other exclusive rights except membership right to guarantee his/her interests. The exclusive use right of roof and exterior wall should not resist the same kind of right over the property of another existing in the same object.